So expensive! can buy or not?

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Come the third quarter of 2025, we can expect the TOP of the eagerly-awaited Midtown Modern integrated development. Sitting on the intersection of the Downtown and East-West MRT lines in District 7 beside Bugis Junction, Midtown Modern boasts 558 glorious units of 99 year leasehold apartments, developed jointly by GuocoLand and Hong Leong Group. GuocoLand in particular has established a name for itself in ultra-luxury and sustainable projects. Can also link them to the video that we have shot.

Midtown Modern Condominium Fact Sheet

Property Type: Private Condominium

Tenure: 99 years Leasehold

Address: 16/18/20 Tan Quee Lan Street, Singapore 188144 (Resi South tower / Resi north tower / Commercial at 1st storey)

TOP: Q3 2025

Site Area: 11,530.80 sqm/124,117.5 sqft

Blocks: 2

Units: 588 units

Floors: 30

Developer: Joint venture between GuocoLand, Hong Leong Holdings and Hong Realty

Where is Midtown Modern?

Midtown Modern sits in the Central Business District (CDB) CDB? Long form out all the short forms, part of Guoco Midtown’s 3.2 hectares at the intersections of the City Hall, Marina Bay and Bugis districts. It offers convenient access to Bugis MRT interchange that lies at the intersection of the Downtown and East-West lines. The area also offers ample retail and F&B options, but if not, it’s so well-connected, you’d have easy access to all the best Singapore’s CBD has to offer, whether it is for work or play. The MRT also makes the commute to some of Singapore’s top schools, a breeze for the kids, with schools like ACS, SCGS, NJC, SJI, HCI, etc sitting on the Downtown line.

The location of Midtown Modern in the CBD is an obvious draw for working adults, which can also mean an advantage for buyers looking for an investment or high rental returns. Bigger units will also appeal to dual-income families with kids, who can benefit from easy MRT access for school commutes.

Summerise all the above because most of it is already done in the vidoe in part 1

Is the Location of Midtown Modern Good?

We can’t talk about the location of Midtown Modern without mentioning the Beach Road/Ophir-Rochor Corridor rejuvenation project that started in 2015 with South Beach and Duo in 2016. During that time, the area’s total office stock increased 13%. Office rentals in the City Hall/ Marina Centre sub-market jumped 20% and 16% per cent in the Bugis sub-market between the second half of 2017 and the end of 2018.

The residential catchment of the area is expected to increase noticeably, boding well for retail and possibly extending shopping to a seven-day week, as opposed to the CBD core where retail trading is only five days.

As the Beach Road/Ophir-Rochor Corridor continues its journey towards becoming a bona fide work-live-play hub, investors are chomping at the bit to get in on the action before prices rise further. Occupiers meanwhile are also finding it hard to ignore what the area has to offer in terms of lifestyle, entertainment, connectivity, accessibility, facilities and amenities.

Housed in two 30-story towers and also comprising a retail podium, Midtown Modern is the second condo of the 3.2ha Guoco Midtown development project, the latter of which also includes a 30-storey office tower, three retail clusters and a five-storey business and social networking club. All this makes Midtown Modern seemingly the perfect choice for working adults and dual-income families alike, and certainly gives investors looking for high rental yields something to think about.

Above is great stuff

Is there Anything Similar Nearby?

But before launching into that, it may be useful to take a look at other residential projects in the vicinity of Midtown Modern, and in particular Midtown Bay. Midtown Bay, the other condo project that is also part of the larger Guoco Midtown development, is the smaller cousin of Midtown Modern, with just 219 home office concept business home units. As you can see, in contrast with Midtown Modern’s 558 luxury garden homes, the two condos in Midtown are definitely targeting different segments here.

What’s so Special about Midtown Modern?

The developers of Midtown Modern are quick to point out that the pace of city living often means we have little opportunity to commune with Nature. That is why they have conceptualised the development as a botanical resort in the heart of a modern city, designed to be a green sanctuary for both Man and Nature.

With that in mind, the open spaces in Guoco Midtown, 10 plazas and gardens in all, provide a light and airy, yet cozy backdrop for social interactions as well as larger events. Also not forgetting the three retail villages offering shopping, dining and entertainment, Guoco Midtown really does have everything to offer to residents in Midtown Modern and Midtown Bay.

Let’s also not forget the office tower in Midtown offering about 30 storeys of Grade A office spaces totalling 770,000 sq ft, making Midtown the quintessential work-live-play development. Now how many developments can boost all that and unparalleled access to public transport to connect to the rest of Singapore, on top of the full suite of condo facilities like roof gardens, pet corner, bike park, lily pond, tennis courts, jacuzzi, aqua barre, 50m lap pool, library, gym and much more!

Does Midtown Modern make Dollars and Sense?

So here’s the lowdown, if there’s just one piece of information you need to bear in mind, it’s that Midtown Bay has been really well-received with almost 100 units sold. 3-Bedders in Duo and South Beach residences are similarly impressive with almost all taken up in both projects. Here can add how many percent is sold till date to prove that it is well received

Given the smaller units of Midtown Bay, if you are really ready to invest in Midtown Modern, you should really be considering the bigger units because let’s face it, how often do you get a 3-bedder in the CBD? Take the 3-bedders at The M for instance. In a project of 522 units, only 17 units were 3-bedders and all have been snatched up. Whether to stay or rent out, the potential is there, especially in light of its location in the CBD. Interest from expats have also been strong and it’s no wonder as well, with its ease of access to amenities and nearby arts and cultural attractions.

Any number to support why big is better?

So by now you’re probably wondering where’s the downside, and you’ll have to look no further than the price. Most of the sales have been for units about 1000 sq ft. and that should set you back at least $2.2m, which is not unreasonable with the prices that similar developments in the area are fetching.

Looking at the similar developments in the area like Duo, City Gate, The M, Midtown Bay and Southbeach, and comparing units of about 1000 sq ft size, we can see that Midtown Modern compares well against Midtown Bay and South Beach. It’s not a surprise that it’s more expensive than older developments like Duo and City Gate, which were completed in 2017 and 2019 respectively.

Of interest is also the highest, latest and 2021 average PSF for all those condos in the vicinity. (Here we are ignoring shoebox unit sales in City Gate of less than 500 sq ft that can throw off the comparison.) What we can see is that we can expect Midtown Modern to perform similarly to Midtown Bay, with the latter generally expected to transact at higher PSFs due to the smaller sized units.

Between South Beach and Midtown Modern, it does seem like a no-brainer. South Beach has been performing amazing! But for buyers considering South Beach, it must seem ridiculous not to have a long hard look at Midtown Modern. You could even think of South Beach as a test bed for Midtown Modern. Both sit on massive mixed developments and are a stone’s throw from each other. But whilst South Beach 190 luxury units are all fairly large 2-4 bedders, about 30% of Midtown Modern’s 558 units are 1-bedders. It’s also very promising that resale action on South Beach units in the last three years has been hot, indicating that we can expect the same of Midtown Modern in the coming years.

No explaination on the table, what are you trying to say with the data table? Highest price is good maybe another one can be average price in 2021?

If you’re not convinced about the price tag, then perhaps we need to examine some of the older developments in the same vicinity like South Beach and City Gate, to give us a better idea of the longer-term returns. Remember that bigger units will tend to be more difficult to sell due to the larger quantum. The other consideration though, is where exactly in Singapore’s CBD can you expect to find a three or four bedder luxury garden home? This certainly makes the case for Midtown Modern a lot more tempting for occupiers.

So big or small is good? As a reader im getting confused

So it looks like we’ve arrived at the logical conclusion that Midtown Modern is really most attractive for families looking to live in the city, in an unbeatable location for working parents with school-going kids. With the multitude of amenities just a stone’s throw away, it is easy to imagine the attraction of the development to expats living in Singapore as well.

  • New Launch Comparison

  • Resale Project Comparison

Exit strategies

For investor that are looking to exit, we infer that there will be many sellers that are taking the shorter time horizon of 5-7 years to exit the development, we can ride that increase demand then to do so. If not a more conservative medium term of 7-12 years should suffice to yield a good return. While waiting, potentially high rentals can be expected from well-heeled expatriates, with the promise of an easy commute to work and access to the rest of downtown and indeed the rest of Singapore. For own stay buyers, Midtown Modern is a serious contender, whether for singles or families with the amenities and convenience that bugis provides.


Midtown Modern is set to be a landmark of Singapore’s CBD. If you can afford it, Midtown Modern will certainly make a distinctive home for anyone but families in particular will enjoy a unique city lifestyle hitherto almost unheard of in the CBD. With unrivalled access to the best the CBD has to offer in the way of retail, dining and entertainment, it would seem an easy choice, if money was no object, but it rarely is.

Contact us

The above is the analysis for Midtown Modern, a mega project in district 7.For more information and advice, just contact Home Quarters by going over to or send us an email at or visit our social media on YouTube, Facebook and Instagram or call K.C. Ng at 88092889. Remember, for all your real estate needs, call home quarters and start packing!

Freehold, 3Mins to Mrt Bukit Timah Collection, Can Buy? Can Make Money?

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Royalgreen, the exciting new launch in the super-coveted prime District 10 area of Bukit Timah, sits on the site previously occupied by Royalville condo, beside Villa Azura and Eden Park. This unique selection of 285 exclusive 2, 3 and 4-room units, nestled in the nook of Bukit Timah and Anamalai Ave, is a stone’s throw from the F&B options on Sixth Avenue and the hipster enclave of the Grandstand at Turf Club Road. Accessibility in the area is well-served by Sixth Avenue MRT station just a few minutes’ walk away too.

A freehold 174,000 sqft low-rise low-density development, it was acquired by Allgreen Properties in a collective sales tender for $477.94 million,beating out 8 other bids. At an estimated land PSF PPR of $1960, breakeven is an estimated $2581. So you can expect launch prices of about $2656 to 2968 PSF at the 15% margin level.

RoyalGreen Condominium Fact Sheet

Property Type: Private Condominium

Tenure: Freehold condominium

Address: 2, 2A, 2B, 2C, 2D, 4, 6, 6A, 6B Anamalai Avenue

TOP: Dec 2022

Site Area: 16,181.5 sqm/ 174,176.21 sqft

Blocks: 8

Units: 285 units

Floors: 5

Developer: Allgreen Properties

Unique Selling Points

  • Location
    Bukit Timah is the jewel in the crown of District 10. It is as prime a location as you can get in Singapore, making it one of the most densely-clustered areas for deluxe condos. But why does Bukit Timah have more luxury condominiums than almost anywhere else in Singapore? Is it the proximity to natural greenery like Bukit Timah Nature Reserve and the UNESCO World Heritage site that is the Singapore Botanic Gardens? Or perhaps it is the draw of the future potential of the area. An elevated Sky Park over the Bukit-Timah-Rochor Green Walk is in the URA masterplan for the area, as are canal diversions to create rain gardens and wetland nodes for flood protection. Finally, further along Bukit Timah Road, the Beauty World integrated facility will be developed to incorporate a community club and library, indoor sports hall, elderly facility and redeveloped market and hawker centre.

  • Top Schools Nearby
    Or perhaps it is just the draw of FIVE of the very top Primary Schools in Singapore that draws the ambitious to Bukit Timah. With Henry Park, Methodist Girls’, Nanyang, Pei Hwa Presbyterian and Raffles Girls’ Primary School all within 1-2km, you will be hard-pressed to find better elite schooling options in Singapore.
  • Abundance Of Condo Facilities
    Location-wise Royalgreen is hard to beat. But let’s focus on the development itself. Inspired by the luscious greenery of Bukit Timah, Royalgreen also takes a page out of its natural surroundings, with it’s natural elegance that focuses on premium luxury fittings and Smart Home features, for a nurturing family looking for a home to raise children to realise their full potential.
    Royalgreen is definitely designed to woo well-heeled families, used to having top-notch restaurants and dining options handy in the neighbourhood, as well as the full range of goods and services they might require, all close at hand, whether it is the funky hipster joints at The Grandstand, Holland Village or Dempsey, or top-tier kids enrichment centres.
    Facilities and amenities wise, Royalgreen’s grounds include two landscaped courtyards, three play areas for children, two BBQ pavilions, function and party rooms, reading room, gym, spa, lap and children pools.
  • Credibility Of Developers

    Developed by Allgreen Properties and expected completion in Dec 2022, Royalgreen is the last of the trio in their Bukit Timah Collection, also consisting of Juniper Hill and Fourth Avenue Residences, which we’ll be taking a closer look at later. With over 30 years’ experience and a mix of landed and condos in Singapore and China in their portfolio, Allgreen is responsible for a such projects in Singapore like Claremont, Cairnhill Residences, Bukit Regency, Blossoms@Woodleigh, Binjai Crest, Baywater and Amber Point. Allgreen is also behind commercial developments like Great World City, Tanglin Place and Tanglin Mall.

New launch comparison

Entry-level 2-bedder for families with zero or one child is already over half sold, with about 80 units still available. The area for these units range from 635 to about 830 sqft and have been going for $2562 to $2974 PSF. Smaller 635 sqft units were selling initially in early 2020 for $1.75m. By the end of 2020, quantums had fallen to $1.61 and $1.66, picking up once again in 2021. Prices in 2021 for the smallest units ranged from $1.71m to $1.80m, with the highest record of $1.815m in March of 2022.

The 3-bedder is the configuration that has attracted the most interest, with over 90% already sold! If you’re really keen, there are about 8 units left. The area ranges from 721 to 1076 sqft and has been selling for $2690 to $2869 PSF. The smallest 3-bedders sold in mid 2021 for $1.81 to $1.99m, but cracked the $2m mark in late 2021 and has been steady at about the $2 to $2.12m range this year. But with so few units left, prices will probably remain high for the 3-bedder. 

As for the 4-bedders, there are only 22 units in Royalgreen, and about 9 are still available. They are between 1260 and 1475 sqft and are going for $2645 to 2939 PSF. The earliest transacted prices in Feb 2021 for the smaller 4-bedders were $3.5 to 3.7m. Of all the 4-bedders sold, 10 were the 1432 sqft units. So let’s take a look at that example, since it gives us the most data. Since Jan 2021 to Oct 2022, prices have ranged between the $3.9 and $4.1m mark, save for a solitary outlier of $3.786m in Feb 2021.

Other Nearby Condos 

We turn our attention to other similar condos in the vicinity. We’ll be looking at Fourth Avenue Residences, The Floridian, Cascadia, Nexus and Tessarina. Among these, only Fourth Avenue is 99-year leasehold, the rest are all like Royalgreen, freehold.

2 Bedroom

Expect to see a difference between freehold Royalgreen and 99-year Fourth Avenue. Both developments have 2-room units that are 712 sqft so let’s look at how those compare. Earliest URA record of the Fourth Avenue Residences 712 sqft 2-bedder was in Jan 2019, and in Oct of the same year for Royal Green. In the 1st month of recorded sale, Royalgreen quantums were 9-10% higher. At the last recorded sale of these type of units, Royalgreen sold at $2,005,000 in Jan 2022, and in Feb 2022, Fourth Avenue sold for $1,914,780, which is only about 4% less than Royalgreen! It would certainly seem that even at a 4% premium, Royalgreen would be a better deal, with for a freehold instead of 99-yr leasehold property.

Among the four freehold condos, Floridian is the newest. So let’s look at that first. Last 2-bedder transacted there was in April as well, a larger 958 sqft unit at $2098 PSF, which would seem like a good deal for the buyer, but would you pay that for a 10-year old apartment? When we look deeper and analyse it in terms of the quantum, both deals are about the same, $2.009m for the Floridian, and $2.037m for Royalgreen. The Floridian maybe bigger by 237 sqft but it will also be over 10 years older. Current asking prices for 840 sqft 2-bedder at Floridian is $1.9-$2m. At Royalgreen, $1.9m will only get you a 667 sqft 2-bedder. 

Similarly at 11-year old Cascadia, a 2-bedder at an in-between size of 874 sqft went for less than $2000 PSF in Dec of last year which will certainly be tempting to buyers. Even currently, it is possible to 883 sqft 2-bedders in Cascadia for $1.85m, which at $2095 PSF is not that far off. 

At the end of the day, it may simply come down to a matter of zoning, because while Cascadia (together with Nexus and Floridian) are District 21; Royalgreen, Fourth Avenue Residences and Tessarina are in the more coveted District 10. And while this may not matter so much to family occupiers more concerned about proximity to schools for instance, for the pure investor concerned with a good exit strategy, a condo in District 10 may just tip the scales sufficiently in the favour of condos like Royalgreen.

Our last two condos are Nexus and Tessarina, completed in 2007 and 2003 respectively. By comparison these are 15 years and 19 years old condos, which is really hard to make a meaningful comparison with Royalgreen.

3 Bedroom

In the comparison between Royalgreen and Forth Avenue Residences, the 99-year condo last transacted in April for $2338 vs $2822, both for units of about 1000 sqft. This works out to be about a 20% premium for the freehold Royalgreen, bigger than that for the 2-bedder, which is not surprising given the popularity of 3-room units. In terms of the quantum, look for Royalgreen to set you back about $2.8m, versus $2.588 for the 99-yr Fourth Avenue.

If the 20% premium for freehold is too difficult to swallow, then maybe it’s time to consider the freehold Floridian, which is 10 years old but also recently transacted in April for just over $4m for a 1831 sgft 3-bedder, giving it a PSF for $2190. Certainly with all the recent movement in the Floridian, it definitely looks like a real contender if you are considering a condo in the area. For reference, 3-room units are Floridian are still available at fairly competitive prices. For instance, you can still buy a 936 sqft unit for about $2.1m, which works out to be about $2244 PSF.

Elsewhere, Cascadia’s last 3-bedder also transacted in April, which looks to have been a hot month! The 1184 sqft unit went for just under $2000 PSF. So if you’re looking for a 3-bedder at Royalgreen without realising that 90% has been snapped up, definitely do check out Floridian and Cascadia for an alternative. Whilst there aren’t many on offer, you may still be able to find a 1141 sqft 3-bedder in Cascadia going for $1.98m or $1735 PSF.

4 Bedroom

Where the 4-bedders are concerned, Royalgreen still has a number unsold. It was last transacted at almost $3000 sqft for a 1259 sqft apartment in April, which works out to be $3.7m. You have to wonder how they managed to carve out 4 rooms from an area of 1259 sqft.

Consider instead the last transaction at Floridian again, a 1850 sqft 4-bedder which sold for $3.948m at $2134 psf, compared to a 1259 sqft unit that sold for $3.7m. $250k for 600 sqft more of space, which makes a lot more sense for 4-rooms.

The other condo worth considering is Cascadia, where a 1582 sqft 4-bedder sold for $1757 psf in Nov of last year, a quantum of $2.78m, which is definitely worth considering. Unfortunately we’re not seeing many owners looking to sell right now. 

Exit strategies

Royalgreen, by virtue of it’s excellent location to top Primary Schools is an awesome investment. Families will find the commute to school and work convenient with the top schools nearby and the MRT so close by. If after a few years and the kids having graduated, and you consider moving, whether you decide to sell or rent out, prospects are good either way. With the location of Royalgreen in Bukit Timah, there will always be a demand from parents looking to send their children to the top schools, whether it is for sale to Singaporeans or foreigners who want access to the top Singaporean schools. 

If you’re shopping around the area, definitely do check out the other freehold condos in the area, particularly Floridian and Cascadia. Where the 3-room apartments are concerned, with only 10% left at Royalgreen, it’s definitely worth having a look at those alternatives.


The upside of Royalgreen is it’s location in District 10 will definitely be advantageous in the case of resale. It’s location and proximity to MRT is also hard to beat. Design and amenities wise, it’ll also be hard to say no to the elevated tennis courts and other facilities, simple and practical layout, beautiful and generous low-density surroundings. With it’s practical layout and smaller units, potential buyers will definitely be tempted by the smaller quantums. And of course being in the Bukit Timah area, all the amenities you could wish for will be conveniently closeby.  And for the kids, there’s an easy commute to school everyday, with all the top schools in the vicinity.\

Can also end off by saying why is it worth to look at royalgreen as oppose to the other older condo? is there an edge? perhaps is the absolute price is lower for the same layout type? since newer condo tend to be lower sqf so the price will be lower, or you will want to buy there because of the proximity to MRT? or the elevated tennis court? or low density?

Contact us

The above is the analysis for Royalgreen, a mega project in district 10.For more information and advice, just contact Home Quarters by going over to or send us an email at or visit our social media on YouTube, Facebook and Instagram or call K.C. Ng at 88092889. Remember, for all your real estate needs, call home quarters and start packing!