District 07 · Downtown Core · CCR
The M
Middle Road · Apartment · 99 yrs lease commencing from 2019
Current PSF
$2,558
+24.1% vs district median
Gross yield
3.8%
median rent $4,600/mo
3-year gain
-14.8%
Transactions · 5y
104
13 in last 12 months
Nearest MRT
Bugis Mrt Station · 246.106m
DTL,EWL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$18,750/mo median
mixed zone
En-bloc potential22 / 100
7 years old · composite of plot use, age, tenure, value gap & size
Lease decay92 years left
worth 95.0%of freehold today (Bala’s Table) · loses ~3.2pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
Food
Queen Street Blk 270 (Albert Centre) · 415m
Green
War Memorial Pk · 574m - 8 parks within 1km
Mall
Suntec City Mall · 416m
Health
Raffles Hospital (hospital) · 430m
Who lives in Downtown Core
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
3,190
Median age
42 yrs
45% under 40 · getting younger
Children 0–9
220
▲ 0% since 2015 · future P1 demand
Household size
2.2 avg
Homes
19% HDB
72% condo · 0% landed
Degree holders
67%
residents 15+
Commute
38% transit
13% drive
45 min+ to work
7%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $2,730 psf (30 sales). At today’s $2,558 psf, they are down 6% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,827 psf - 13% above units on floors 1–5 ($2,506 psf).
Price trend average PSF by year
2021
$2,730
2022
$2,817
+3.2%
2023
$2,947
+4.6%
2024
$2,762
-6.3%
2025
$2,600
-5.9%
2026
$2,511
-3.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $4,000/mo | $7.27 | 3.4% | 193 |
| 2BR | $5,100/mo | $7.85 | 3.7% | 254 |
| 3BR | $4,400/mo | $4.63 | 2.2% | 14 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,540,000 | 614 | $2,510 | 01-05 |
| Jun 2026 | $1,880,000 | 764 | $2,460 | 06-10 |
| Apr 2026 | $1,980,000 | 721 | $2,745 | 06-10 |
| Apr 2026 | $1,282,000 | 527 | $2,431 | 01-05 |
| Mar 2026 | $908,000 | 420 | $2,163 | 01-05 |
| Feb 2026 | $1,645,000 | 614 | $2,681 | 06-10 |
| Jan 2026 | $1,645,000 | 635 | $2,590 | 16-20 |
| Dec 2025 | $1,800,000 | 721 | $2,496 | 01-05 |
| Nov 2025 | $1,980,000 | 743 | $2,666 | 06-10 |
| Oct 2025 | $1,930,000 | 721 | $2,676 | 06-10 |
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More in District 07
The HDB blocks next door
The entry point, measured: what the resale flats around The M actually sell for - this project trades at 2.7× the nearest block’s PSF.