Midtown Bay Review

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Verdict:
9/10

đź‘ŤThe good

  • Unique Concept of Live-Work Environment
  • Massive Grade A Office Spaces and Retail Outlets
  • 33-Storey Residential Tower with Luxurious Units
  • Heritage Site Integration
  • Gorgeous Views over Kallang Basin and Marina Bay
  • Bamboo Garden, Business & Social Club, Skyline Terrace
  • Competitive Pricing, with a one-bedder starting at $1.38m
  • Underground Path linking residents to Bugis MRT (4-minute walk)

đź‘ŽThe bad

  • Completion date expected in the first half of 2022, so potential buyers need to wait for occupancy
  • The intangible highlight may be subject to personal interpretation and preferences
  • Pricing competitiveness mentioned but actual pricing details for various unit types are not provided
  • Limited information about the specific features of the bamboo garden, business & social club, and skyline terrace
  • Short-term uptake promising, but long-term market trends and sustainability are not discussed
  • Limited details about the Heritage site and its significance
Project:
Midtown Bay
District:
District 07
Address:
122 Beach Road, 189770
Tenure:
99 Years
No. of Units:
219
Site Area:
N/A
TOP:
31 Dec 2025

Overview

Historical Overview:

  • Developer’s Track Record: GuocoLand, known for projects like Wallich Residences, has a positive track record.
  • Midtown Bay’s Uniqueness: Distinctive features, such as live-work environment and integration of heritage site, set Midtown Bay apart.

Potential Demand:

  • Live-Work Trend: Rising demand for live-work environments due to changing work dynamics.
  • Rare Residential in D7: Limited residential options in District 7 enhance appeal.

Personal Observation of Price Trends:

  • Competitive Pricing: Developer aims for a more competitive pricing strategy, starting at $1.38m for a one-bedder.
  • Comparative Analysis: Comparison with previous developments like Wallich Residences.

Developer’s Pricing Strategy:

  • Competitive Edge: GuocoLand intends to position Midtown Bay competitively in the market.
  • Affordability Consideration: Offering a range of units to cater to diverse buyer segments.

Prediction for Unit Pricing:

  • Short-Term Uptake: Predicted strong short-term uptake due to unique offerings and competitive pricing.
  • Market Trends: Consideration of broader market trends influencing unit pricing.

Comparison with Previous Peaks:

  • Learning from Wallich Residences: Understanding lessons from previous pricing strategies and market responses.

Market Caution and Consideration:

  • Completion Date: Caution about potential market fluctuations until the completion in the first half of 2022.
  • Sustainability of Demand: Considering the sustainability of demand for live-work environments.

Excitement Features:

  • Live-Work Concept: Appeal of the live-work environment.
  • Amenities and Heritage Integration: Exciting features like bamboo garden, business & social club, skyline terrace, and heritage site integration.

INSIDE TOUR

1. Overview:

  • Location: Midtown Bay occupies the same site as Meyer Mansion, with a distinct focus on singles or young couples in the CBD.
  • Target Audience: Geared towards individuals without children, emphasizing a modern city lifestyle.

2. Development Context:

  • Unique Setting: Despite sharing a site, Midtown Bay stands out from Meyer Mansion, which targets a different demographic.
  • Homely Design: Residential block design offers a softer, homely feel while maintaining a modern aesthetic.

3. Differentiation and Features:

  • Diverse Clientele: Different target clientele compared to Meyer Mansion, catering to singles and young couples.
  • Distinct Residential Block: Design differentiation from the office tower contributes to a unique visual identity.

4. Design and Facilities:

  • Pools: Two pools for 219 residential units, enhancing the sense of exclusivity.
  • Pool Garden: Level 7 pool garden provides a resplendent escape from the city’s hustle and bustle.

5. North Site Facilities:

  • Preservation of Beach Road Police Station: Midtown House, preserving the historic police station, to house retail and F&B outlets.
  • Market Place: Large sheltered space for al fresco dining and amenities with proposed high ceilings.

6. South Site Facilities:

  • Office Tower: Taller, sleeker office tower for a dual-use development.
  • Differentiated Design: Thoughtful design to differentiate residential and office components.

7. Additional Amenities:

  • Point of Differentiation: Distinct from Wallich Residence, with no rooftop infinity pool, offering a unique selling point.
  • Integration of Heritage: Restoration of Beach Road Police Station adds historical and architectural value to the development.

1 bedroom

Unit Details:

Living Room:

  • Size: Efficiently laid out 484 square feet.
  • Design: Darker tones reflect modern city vibes.
  • Perception: Despite the size, the unit feels spacious due to smart layout and design.
  • Features: Inclusion of a ceiling fan, an unusual but practical addition.

Bedrooms:

  • Size: The bedroom is on the smaller side.
  • Accommodation: Can fit a queen-size bed but leaves little space for additional furniture.
  • Open Design: Sliding door option opens up the bedroom, creating a more spacious feel.

Dining Area:

  • Size: Adequate space for a dining area for 6, but the table is narrow.
  • Practicality: Given the unit’s size and the availability of outdoor dining options, a large dining table might not be essential.
  • Mirror Placement: ID treatment with a mirror to create an illusion of a larger space.

Kitchen:

  • Size: Compact kitchen area at the entrance of the unit.
  • Usage: Suited for simple cooking, considering the lifestyle of the targeted clientele.
  • Adequacy: Provides enough space for basic kitchen needs.

Bathrooms:

  • Size: Standard-sized bathroom as expected for a 1-bedroom unit.
  • Entrance: Single entrance, simplifying the layout.

Overall Design:

  • Efficiency: Little to no wasted space, emphasizing functionality.
  • Perception: Despite the unit’s small size, thoughtful design elements create a comfortable living space.
  • Balcony: Modest-sized balcony, sufficient for a few seats to enjoy the view.

Storage:

  • Challenge: Limited storage space, especially with a queen-size bed in the bedroom.
  • Creative Solutions: Residents may need to be creative in finding storage solutions.

2 bedroom 

Unit Details:

Living Area:

  • Size: Efficiently laid out 732 square feet.
  • Balcony: Spacious balcony, ideal for outdoor enthusiasts.
  • Sun Protection: Features a sliding screen to block out the sun.
  • Layout Efficiency: Mirrors used strategically to enhance the sense of space.
  • Flexibility: Living area takes up what could be the dining area, offering flexibility in usage.

Dining Area:

  • Compact: If the dining area is moved indoors, it may appear on the smaller side.
  • Balcony Dining: Outdoor dining on the balcony could be a preferred option.

Bedrooms:

  • Common Room: In this unit, the common bedroom walls have been removed to create a large study room.
  • Common Bathroom: Spacious common bathroom.
  • Master Bedroom: Moderately sized with room for small side tables and a possible dresser.
  • Master Bathroom: Slightly smaller for a master bathroom, but adequate.

Kitchen:

  • Size: Relatively large kitchen with a long counter for stove, sink, and food prep.
  • Entrance Integration: Forms part of the entranceway, making efficient use of space.

Overall Design:

  • Efficient Layout: Minimal wasted space, emphasizing practicality.
  • Study Room Conversion: Flexibility in converting the common bedroom into a study room.
  • Storage: Adequate storage options for a 2-bedroom unit.

Location review

  • Central City Hub: Positioned in the heart of Singapore’s bustling city center, Midtown Bay enjoys proximity to various amenities and attractions.
  • Unique Dining Experiences: With MarketPlace, City Room, and Midtown House within the development, residents have convenient access to diverse dining options without leaving the premises.
  • Grade A Office and Retail Hub: The adjacent Shaw Tower, currently undergoing refurbishment into a 35-storey Grade A office tower and retail building, adds a touch of classic architecture and business convenience.
  • Green Spaces: Despite its city-center location, GuocoLand has incorporated 200,000 square feet of greenery, featuring 10 gardens at different levels, providing a refreshing environment for residents.
  • Excellent Public Transport Connectivity: The development is within walking distance to Bugis MRT (Exit D), offering seamless connectivity to multiple MRT lines and convenient access to various parts of the city.

Location Overview:

Aspect Details
Public Transport Bugis MRT (Exit D) – 150m, 2-min walk
Bus Stations ‘Shaw Twrs’ (150m, 2-min walk), ‘Bugis Stn Exit D’ (150m, 2-min walk), ‘Opp The Gateway’ (180m, 3-min walk)
Private Transport Very Good accessibility to major roads and highways in the city center. However, may experience congestion during peak hours.
Groceries Close proximity to Cold Storage Bugis Junction (650m, 3-min drive) and other FairPrice options.
Shopping Malls Numerous shopping malls within a 10-min drive radius, including Bugis Junction, Raffles City, Suntec City, and more.
Schools Preschools and tertiary education institutions nearby. Limited primary and secondary options within a 10-min drive radius.
Healthcare Raffles Hospital (2-min drive), close to Novena Medical Centre and Singapore General Hospital (9-min drives).
Embassy Accessibility Several embassies within walking distance, catering to the needs of expatriate residents.
Food Options Diverse food options in and around malls, with notable options along Tan Quee Lan Street, offering Thai cuisine, desserts, and more.
Noise Pollution Possible noise concerns due to proximity to highways and construction activities in the area. Shrubbery within the condo aims to mitigate disturbances.

Transport

Public Transport

Bus Station Buses Serviced Distance From Condo (& Est. Walking Time)
‘Shaw Twrs’ 57, 100, 107, 107M, 961, 961M 150m, 2-min walk
‘Bugis Stn Exit D’ 12e, 48, 57 150m, 2-min walk
‘Opp The Gateway’ 100, 107, 107M, 961, 961M, 980 180m, 3-min walk

Closest MRT: Bugis MRT (Exit D) – 150m, 2-min walk

Midtown Bay’s public transport options are extremely convenient. Bugis MRT, situated on both the Downtown and East-West Line, is a stop away from the Circle and North-South Line and 2 stops from the North-East line. The proposed underground Condo-MRT linkway enhances resident convenience.

Private Transport Accessibility

Highway/Major Road Distance From Condo (& Est. Off-Peak Drive Time)
Nicoll Highway Immediate
Beach Road Immediate
Rochor Road 250m, 2-min drive (U-turn on Beach Road)
Ophir Road 400m, 2-min drive
Victoria Street 550m, 2-min drive
Selegie/Bukit Timah Rd 1.3km, 3-min drive
ECP 1.4km, 3-min drive
CTE 2.3km, 5-min drive
KPE 2.9km, 3-min drive
MCE 4km, 5-min drive
PIE 4.8km, 5-min drive
AYE 5.2km, 8-min drive

To be frank, a car is not a necessity given the convenience of public transport. However, private drivers enjoy very good access to major roads and highways in the city center, though congestion during peak hours and ERP gantries may be considerations.

Groceries

Name of Grocery Shop Distance From Condo (& Est. Drive Time)
Cold Storage Bugis Junction 650m, 3-min drive
Cold Storage Raffles City 900m, 4-min drive
FairPrice French Road 1.9km, 7-min drive
FairPrice Chinatown 2.3km, 9-min drive
FairPrice Xpress Peace Centre 2.5km, 9-min drive
FairPrice City Square Mall 2.5km, 9-min drive

Grocery options are abundant, with Cold Storage at Bugis Junction (7-min walk) and various FairPrice alternatives within a short drive.

Shopping Malls

Name of Shopping Mall Distance From Condo (& Est. Drive Time)
Bugis Junction 550m, 3-min drive
Bugis Cube 650m, 4-min drive
Bugis+ 900m, 4-min drive
Raffles City Shopping Centre 1km, 5-min drive
Suntec City 1.1km, 4-min drive
Millenia Walk 2.7km, 10-min drive
Marina Square 1km, 4-min drive
City Link 2.2km, 7-min drive
Sim Lim Square 1.4km, 7-min drive
Golden Mile Complex 1.5km, 5-min drive
Peninsula Shopping Centre 1.3km, 5-min drive
Clarke Quay Central 2.4km, 10-min drive
Far East Square 2.4km, 9-min drive
One Raffles Place 2.9km, 10-min drive
Plaza Singapura 1.9km, 10-min drive
OG People’s Park 2.6km, 10-min drive

Located close to a well-connected MRT station, residents enjoy easy access to numerous shopping malls, each within a 10-min drive radius.

Schools

Name of School Education Level Distance From Condo (Est. Drive Time)
LeClare Preschool Preschool 130m, 1-min drive (walkable)
Nafa Arts Preschool Preschool 1.2km, 6-min drive
Vic’s Schoolhouse Preschool 900m, 4-min drive
Mindchamps @ Marina Square Preschool 1.1km, 4-min drive
Josiah Montessori Preschool 2.9km, 10-min drive
Stamford Primary Primary 1.4km, 6-min drive
St. Margaret’s Primary Primary 1.8km, 8-min drive
Farrer Park Primary Primary 2.5km, 9-min drive
Broadrick Secondary Secondary 4.3km, 9-min drive
Dunman High Secondary 4.5km, 9-min drive
Coleman College Tertiary 350m, 2-min drive
Institute of Paralegal Studies Tertiary 800m, 4-min drive
Monash College Singapore Tertiary 1.1km, 4-min drive
Queensfield International Business School Tertiary 1.4km, 6-min drive
Bethany International University Tertiary 1.5km, 3-min drive
Embry-Riddle Aeronautical University Tertiary 1.7km, 5-min drive
Lee Kong Chian School of Business Tertiary 1.8km, 7-min drive
Singapore Management University Tertiary 1.8km, 7-min drive
Glion Institute of Higher Education Tertiary 2.4km, 9-min drive
Raffles Design Institute Singapore Tertiary

Midtown Bay’s Pricing Analysis:

Midtown Bay stands out with a higher price tag, justified by several factors. Its novelty, well-designed facilities, proposed ‘all-in-one’ hub, and proximity to Bugis MRT contribute to its premium pricing. The absence of freehold options in the area further accentuates the demand for leasehold properties.

Comparison with Counterparts:

  • Duo Residences and Concourse Skyline: Midtown Bay commands a higher average price compared to Duo Residences and Concourse Skyline. This can be attributed to its modern features, strategic location, and unique offerings.
  • South Beach Residences: While South Beach Residences is older, it still holds the highest quantum. Its status as a true luxury development, coupled with its prime location near Esplanade MRT and Suntec City, contributes to its premium pricing.

Future Considerations:

Upcoming residential developments in Middle Road and Tan Quee Lan Street may introduce various factors influencing price movements among these developments. Staying informed about developments in these areas will be crucial for prospective buyers and investors

Developers Review.

With a sprawling land area of approximately 226,300 square feet and a favorable plot ratio of 4.2, Midtown Bay makes a strategic decision to incorporate two separate entrances/exits, despite the accessibility of public transport in the vicinity. The development’s composition reveals a thoughtful allocation, with the residential section covering around 38,888 square feet, while the Grade A office tower, Retail, and F&B sectors, including the City Room and Market Place, command approximately 183,333 sq ft and 7,688 sq ft, respectively. The expansive public green spaces add to the vibrancy, making it a bustling hub. Although the impending noise from Shaw Tower’s renovation and upcoming construction in the adjacent Middle Road and Tan Quee Lan St. sites may impact early residential life, the residential tower itself appears well-placed for seclusion. The unit mix, with a focus on 1 and 2-bedders, aligns with the target audience of bachelors and young working couples, offering efficient layouts and promising views, especially for the exclusive units on higher floors. The 33-storey residential tower, in contrast to Shaw Tower’s 35 storeys, presents an opportunity for unblocked views and exclusivity for those seeking a premium living experience.

Appreciation Analysis

Midtown Bay stands out as a promising development in Singapore’s District 7, strategically positioned for both residents and investors. Boasting excellent transport links, unique amenities, and competitive pricing, it offers a vibrant mixed-use community with diverse offerings, including residential units, office spaces, and retail/F&B outlets. The efficient design of 1-bedroom and 2-bedroom units caters to the target audience of singles and young couples. Proximity to Bugis MRT, educational institutions, and healthcare facilities enhances its appeal. However, potential noise concerns and upcoming developments in the vicinity warrant attention. With a premium average price per square foot, Midtown Bay signals potential for long-term appreciation in a dynamic urban landscape.

Districts

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