RPS · Resale Project Scorecard
Midtown Modern — Grade A
RPS score 7.29/10 · D07 · Beach Road, Bugis, Rochor · 558 units · scored across 7 weighted factors — methodology published.
99YR · GuocoLand · TOP 2025
Strong project with clear strengths. Standout strengths: MRT access, project size. Key weaknesses: schools, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +2.43% — top-quartile performance within its 2025-era cohort (82th percentile).
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
558 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
60m from Bugis Mrt Stn (DT14) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.72% — strong income return.
99YR tenure — about 92 years remaining — no near-term decay concern.
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.63km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The verdict· Scores updated September 2026
Midtown Modern scores 7.29 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 237th of 2,357 resale condos scored in Singapore and 1st of 19 in District 7 (Beach Road, Bugis, Rochor). Its strongest factors are Project Size (10/10) and MRT Proximity (10/10); its weakest is Future Transformation (2/10). Strong project with clear strengths. Standout strengths: MRT access, project size. Key weaknesses: schools, future transformation.
See all 19 scored condos in District 7 (Beach Road, Bugis, Rochor) →
RPS · Resale Project Scorecard
Recent resale transactions at Midtown Modern
12 months to September 2026 (Oct 2025 – Sep 2026): 11 resale transactions, median $2,956 psf, median price $2.65M. Median PSF is down 5.2% on the previous 12 months (Oct 2024 – Sep 2025, $3,118 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $2,956 psf | $2.68M |
| Jan–Mar 2026 | 2 | $3,109 psf | $2.27M |
| Apr–Jun 2026 | 2 | $3,129 psf | $3.60M |
| Jul–Sep 2026 | 2 | $2,767 psf | $1.83M |
| 12-month total | 11 | $2,956 psf | $2.65M |
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 Modern: frequently asked questions
Answers generated from the scorecard data — RPS rank 237th of 2,357, scores updated September 2026.
- Is Midtown Modern a good buy in 2026?
- Midtown Modern scores 7.29/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 237th of 2,357 Singapore resale condos and 1st of 19 in District 7 (Beach Road, Bugis, Rochor). Strong project with clear strengths. Standout strengths: MRT access, project size. Key weaknesses: schools, future transformation. 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 Modern?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 11 resale transactions at Midtown Modern, at a median of $2,956 psf and a median price of $2.65M (range $2,714 psf to $3,323 psf). The median PSF is down 5.2% on the previous 12 months (Oct 2024 – Sep 2025, $3,118 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 Modern from the nearest MRT station?
- Midtown Modern is about 60m from Bugis MRT (DT14), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Midtown Modern compare with The M?
- The M is the project scored next to Midtown Modern on the District 7 ranking: 6.16 (Grade B) against Midtown Modern's 7.29 (Grade A). Midtown Modern scores higher on Project's Historical Performance (9 vs 5) and MRT Proximity (10 vs 9).
- What is the tenure of Midtown Modern, and how big is the project?
- Midtown Modern is 99-year leasehold, completed in 2025, has 558 units, developed by GuocoLand. 99YR tenure — about 92 years remaining — no near-term decay concern. 558 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Midtown Modern 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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