Resale Project Scorecard
The M
D07 · Beach Road, Bugis, Rochor · 99-year leasehold · completed 2023 · 522 units
Grade B, 6.29 out of 10, the 2nd highest score among 19 resale condos in District 7.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 92 yrs
- Resales, 12 months to Oct 2026
- 12
- To Bugis MRT
- 170 m
Artist's impression: Wingcharm Investment Pte. Ltd.
The M Score
- B
- Grade
- Score out of 10
- 6.29
- Highest score among 19 resale condos in District 7
- 2nd
Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: schools, future transformation.
Project's Historical Performance25%5/10
Avg Ann. of +1.11% — near-median performance within its 2023-era cohort (43rd percentile).
The district median is 5/10.
Primary School Effect20%2/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 2/10.
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
522 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 5/10.
MRT Proximity13%10/10
170 m from Bugis MRT (EW12 / DT14) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 10/10.
Rental Yield10%7/10
Rental yield of 3.80% — strong income return.
The district median is 5/10.
Tenure10%9/10
99YR tenure — about 92 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%2/10
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 district median is 2/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why The M scores 6.29
The M scores 6.29 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 941st of 2,350 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 (10/10); its weakest is Future Transformation (2/10).
| Factor | This condoThe M | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 5/10 | ±0.00 | 44% of district |
| Primary School Effect20% | 2/10 | 2/10 | ±0.00 | 33% of district |
| Project Size16% | 10/10 | 5/10 | +0.80 | 89% of district |
| MRT Proximity13% | 10/10 | 10/10 | ±0.00 | 39% of district |
| Rental Yield10% | 7/10 | 5/10 | +0.20 | 61% of district |
| Tenure10% | 9/10 | 8/10 | +0.10 | 61% of district |
| Future Transformation6% | 2/10 | 2/10 | ±0.00 | 0% of district |
Medians are across the 19 scored resale projects in District 7 (Beach Road, Bugis, Rochor). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The M and a median-profile project (5.17). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The M Prices
By unit type at The M
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom441 sq ft | 441 sq ft | $908,000 to $1.28M | $2,329 psf | 3 |
| 2-bedroom721 sq ft | 721 sq ft | $1.54M to $1.98M | $2,550 psf | 8 |
Past transactions at The M
12 resales, Nov 2025 to Oct 2026 · median $2,503 psf · $908,000 to $2,341,000 · 9 of 12 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 29 Jul 2026 | 30 Middle Road | 7 | #07-02023BR · Blk 30 | 3BR | 904 | $2,589 | $2,341,000 | Resale |
| 17 Jul 2026 | 36 Middle Road | 13 | #13-34341BR · Blk 36 | 1BR | 441 | $2,329 | $1,028,000 | Resale |
| 8 Jul 2026 | 38 Middle Road | 4 | #04-46462BR · Blk 38 | 2BR | 614 | $2,510 | $1,540,000 | Resale |
| 5 Jun 2026 | 36 Middle Road | 9 | #09-30302BR · Blk 36 | 2BR | 764 | $2,460 | $1,880,000 | Resale |
| 20 Apr 2026 | 30 Middle Road | 4 | #04-01012BR · Blk 30 | 2BR | 743 | $2,491 | $1,850,000 | Resale |
| 20 Apr 2026 | 32 Middle Road | 3 | #03-12121BR · Blk 32 | 1BR | 527 | $2,431 | $1,282,000 | Resale |
| 17 Apr 2026 | 38 Middle Road | 8 | #08-43432BR · Blk 38 | 2BR | 721 | $2,745 | $1,980,000 | Resale |
| 6 Mar 2026 | 32 Middle Road | 4 | #04-28281BR · Blk 32 | 1BR | 420 | $2,163 | $908,000 | Resale |
| 23 Feb 2026 | 38 Middle Road | 10 | #10-46462BR · Blk 38 | 2BR | 614 | $2,681 | $1,645,000 | Resale |
| 19 Jan 2026 | 38 Middle Road | 16 | #16-42422BR · Blk 38 | 2BR | 635 | $2,590 | $1,645,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D7 |
|---|---|---|---|
| Nov 2025 | 1 | — | — |
| Dec 2025 | 1 | — | — |
| Jan 2026 | 1 | — | — |
| Feb 2026 | 1 | — | $2,230 psf |
| Mar 2026 | 1 | — | — |
| Apr 2026 | 3 | $2,491 psf | $2,191 psf |
| May 2026 | — | — | $1,963 psf |
| Jun 2026 | 1 | — | — |
| Jul 2026 | 3 | $2,510 psf | $2,175 psf |
| Aug 2026 | — | — | — |
| Sep 2026 | — | — | $1,950 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +1.5% a year, ranked 7 of 9 in D07 and 604 of 715 condos. See the most profitable condos in D07 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The M Rent
- Median rent a month
- $4,070 to $5,650
- Gross yield
- 3.4% to 4.8%
- Rental contracts
- 317
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $4,070 | $4,000 to $4,240 | 4.8% | 146 |
| 2-bedroom | $5,100 | $4,750 to $5,580 | 3.4% | 167 |
| 3-bedroom | $5,650 | — | — | 4 |
Rental contracts at The M
364 contracts, Sep 2025 to Aug 2026 · median $4,400 a month · $3,100 to $7,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,800 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,850 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $4,000 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,100 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,200 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $4,200 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,200 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,300 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $4,350 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The M By stack
- Highest, stack 09
- $2,821 psf
- Lowest, stack 34
- $2,418 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $2,821 psf | 527 sq ft | Levels 5 to 10 | 3 |
| 10 | $2,697 psf | 452 sq ft | Levels 4 to 5 | 2 |
| 30 | $2,732 psf | 764 sq ft | Levels 9 to 15 | 3 |
| 34 | $2,418 psf | 441 sq ft | Levels 4 to 13 | 2 |
| 35 | $2,680 psf | 743 sq ft | Levels 5 to 14 | 4 |
| 42 | $2,539 psf | 635 sq ft | Levels 12 to 16 | 2 |
| 43 | $2,676 psf | 721 sq ft | Levels 5 to 8 | 3 |
| 46 | $2,596 psf | 614 sq ft | Levels 4 to 10 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The M Floor plans
30 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom16 plans · 409 to 657 sq ft
2-Bedroom13 plans · 592 to 980 sq ft
3-Bedroom1 plan · 904 to 1,012 sq ft
Floor plans: Wingcharm Investment Pte. Ltd. (Wing Tai Asia), The M e-brochure. Developer's plans, approximate and subject to change.
The M Site plan
Every block in 3D, with the sun on each home →
Site plan: Wingcharm Investment Pte. Ltd. Developer's illustration, subject to change.
The M Notes
How these numbers are worked out
- Grade B places The M in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,503 psf at The M against $2,137 psf across District 7, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,640 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (17 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 12 resale caveats at The M ranged from $2,163 psf to $2,745 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2023, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Bugis MRT (EW12 / DT14), 170 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The M for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.