RPS · Resale Project Scorecard
Midtown Bay — Grade D
RPS score 4.53/10 · D07 · Beach Road, Bugis, Rochor · 219 units · scored across 7 weighted factors — methodology published.
99YR · GuocoLand · TOP 2024
Weak project — significant gaps in multiple factors. Standout strengths: MRT access, tenure. Key weaknesses: schools, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 1/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 2/10
Avg Ann. of -1.42% — bottom 2% within its 2024-era cohort. Weak capital appreciation, even when judged against vintage peers.
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
219 units — good project size supporting active resale market and adequate facilities.
240m from Bugis Mrt Stn (DT14) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.53% — above-average income return.
99YR tenure — about 91 years remaining — no near-term decay concern.
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.84km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The verdict· Scores updated September 2026
Midtown Bay scores 4.53 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2154th of 2,357 resale condos scored in Singapore and 17th of 19 in District 7 (Beach Road, Bugis, Rochor). Its strongest factors are MRT Proximity (9/10) and Tenure (9/10); its weakest is Primary School Effect (1/10). Weak project — significant gaps in multiple factors. Standout strengths: MRT access, tenure. Key weaknesses: schools, capital appreciation.
See all 19 scored condos in District 7 (Beach Road, Bugis, Rochor) →
RPS · Resale Project Scorecard
Recent resale transactions at Midtown Bay
12 months to September 2026 (Oct 2025 – Sep 2026): 5 resale transactions, median $3,006 psf, median price $2.57M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 1 | $3,006 psf | $2.20M |
| Apr–Jun 2026 | 3 | $2,965 psf | $2.57M |
| Jul–Sep 2026 | 1 | $3,448 psf | $2.60M |
| 12-month total | 5 | $3,006 psf | $2.57M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Midtown Bay: frequently asked questions
Answers generated from the scorecard data — RPS rank 2154th of 2,357, scores updated September 2026.
- Is Midtown Bay a good buy in 2026?
- Midtown Bay scores 4.53/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2154th of 2,357 Singapore resale condos and 17th of 19 in District 7 (Beach Road, Bugis, Rochor). Weak project — significant gaps in multiple factors. Standout strengths: MRT access, tenure. Key weaknesses: schools, capital appreciation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Midtown Bay?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 5 resale transactions at Midtown Bay, at a median of $3,006 psf and a median price of $2.57M (range $2,455 psf to $3,448 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Midtown Bay from the nearest MRT station?
- Midtown Bay is about 240m from Bugis MRT (DT14), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Midtown Bay compare with The Bencoolen?
- The Bencoolen is the project scored next to Midtown Bay on the District 7 ranking: 4.65 (Grade C) against Midtown Bay's 4.53 (Grade D). Midtown Bay scores higher on Tenure (9 vs 5) and Project Size (8 vs 5); The Bencoolen scores higher on Primary School Effect (1 vs 5) and Project's Historical Performance (1 vs 2).
- What is the tenure of Midtown Bay, and how big is the project?
- Midtown Bay is 99-year leasehold, completed in 2024, has 219 units, developed by GuocoLand. 99YR tenure — about 91 years remaining — no near-term decay concern. 219 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Midtown Bay in Beach Road, Bugis, Rochor
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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