RPS · Resale Project Scorecard
The M — Grade B
RPS score 6.16/10 · D07 · Beach Road, Bugis, Rochor · 522 units · scored across 7 weighted factors — methodology published.
99YR · Wing Tai Holdings · TOP 2023
Solid, middle-of-the-pack project. Standout strengths: project size, MRT access. Key weaknesses: schools, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +1.11% — near-median performance within its 2023-era cohort (43th percentile).
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
522 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
220m from Bugis Mrt Stn (DT14) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.80% — 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
The M scores 6.16 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 933rd of 2,357 resale condos scored in Singapore and 2nd of 19 in District 7 (Beach Road, Bugis, Rochor). Its strongest factors are Project Size (10/10) and MRT Proximity (9/10); its weakest is Future Transformation (2/10). Solid, middle-of-the-pack project. Standout strengths: project size, MRT access. 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 The M
12 months to September 2026 (Oct 2025 – Sep 2026): 13 resale transactions, median $2,510 psf, median price $1.65M. Median PSF is down 4.9% on the previous 12 months (Oct 2024 – Sep 2025, $2,640 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $2,586 psf | $1.86M |
| Jan–Mar 2026 | 3 | $2,590 psf | $1.65M |
| Apr–Jun 2026 | 3 | $2,460 psf | $1.88M |
| Jul–Sep 2026 | 3 | $2,510 psf | $1.54M |
| 12-month total | 13 | $2,510 psf | $1.65M |
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.
The M: frequently asked questions
Answers generated from the scorecard data — RPS rank 933rd of 2,357, scores updated September 2026.
- Is The M a good buy in 2026?
- The M scores 6.16/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 933rd of 2,357 Singapore resale condos and 2nd of 19 in District 7 (Beach Road, Bugis, Rochor). Solid, middle-of-the-pack project. Standout strengths: project size, MRT access. 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 The M?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 13 resale transactions at The M, at a median of $2,510 psf and a median price of $1.65M (range $2,163 psf to $2,745 psf). The median PSF is down 4.9% on the previous 12 months (Oct 2024 – Sep 2025, $2,640 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The M from the nearest MRT station?
- The M is about 220m 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 The M compare with Midtown Modern?
- Midtown Modern is the project scored next to The M on the District 7 ranking: 7.29 (Grade A) against The M's 6.16 (Grade B). Midtown Modern scores higher on Project's Historical Performance (5 vs 9) and MRT Proximity (9 vs 10).
- What is the tenure of The M, and how big is the project?
- The M is 99-year leasehold, completed in 2023, has 522 units, developed by Wing Tai Holdings. 99YR tenure — about 92 years remaining — no near-term decay concern. 522 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 The M 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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