The M
The M is an apartment in District 7 (Bugis / Beach Road), in the Rest of Central Region. In the 12 months to August 2026, the median price was S$2,510 psf from 13 sales.
At a glance
- District
- District 7 (Bugis / Beach Road)
- Region
- Rest of Central Region
- Type
- Apartment
- Tenure
- 99-year lease from 2019, about 92 years left
- Completed
- 2023, about 3 years old
What the prices say
The median home in The M sold for S$1,645,000: the middle of 13 sales in the 12 months to August 2026.
That is well above the middle condo project in District 7 (Bugis / Beach Road), which sold at S$1,962 psf across 13 projects: about 28% higher. By price per square foot it ranks 4th of the 12 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$2,694 psf in 2021 (61 sales) and S$2,510 psf in 2026 so far (9 sales), down about 7%. The highest year in the record was 2023 at S$2,971 psf.
Higher floors sold for more here: floors 11 to 15 at S$2,713 psf against S$2,500 psf on floors 1 to 5, about 9% more per square foot (24 months).
By unit size (24 months): under 600 sq ft at S$2,466 psf and 600 to 899 sq ft at S$2,676 psf. Larger homes cost more per square foot than smaller ones.
Against similar projects in the district
This project and the three others in District 7 (Bugis / Beach Road) whose median over the last 12 months is closest to The M's S$2,510 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$2,250 psf, so The M sold noticeably above it: about 12% higher.
| Project | Median price per sq ft | Sales |
|---|---|---|
| The M | S$2,510 psf | 13 |
| Duo Residences | S$2,250 psf | 21 |
| Aurea | S$2,854 psf | 40 |
| City Gate | S$2,130 psf | 22 |
What sells here
13 homes sold in the last 12 months, the same as the 13 in the 12 months before.
The most common size was 600 to 899 sq ft, with 13 of the 26 sales in the last 24 months, close to half.
None of the 26 sales in the last 24 months were first sales of new units: all 26 were resales.
The first new sale in our records was in February 2020.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,400 a month (364 contracts). The district's median across every contract was S$4,650, so rents here ran a little below it: about 5% lower.
Over the 24 months the median rent was S$4,300 (589 contracts), about the same as the latest 12 months, within 3%.
By bedrooms: 1 bedroom S$4,075 (146) and 2 bedrooms S$5,100 (167). The figure in brackets is the number of contracts.
Setting rent against price for 600 to 899 sq ft homes (112 rentals and 8 resale or sub-sale transactions) gives a gross yield estimate of 3.5%: a median rent of S$5,350 a month against a median price of S$1,840,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in The M. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in The M?
S$2,510 psf in the 12 months to August 2026, from 13 sales. For the median home that is S$1,645,000.
How many homes sold in The M?
13 in the last 12 months and 26 in the last 24 months, across all sale types.
What do homes in The M rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,400 a month, from 364 contracts.
What is the rental yield in The M?
Between 3.5% and 3.5% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in The M?
It is a 99-year lease from 2019, which leaves about 92 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$2,510 psf | S$1,645,000 | 13 |
| Last 24 months | S$2,590 psf | S$1,612,500 | 26 |
| Last 5 years | S$2,738 psf | S$1,787,000 | 105 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$2,694 psf | 61 |
| 2022 | S$2,806 psf | 29 |
| 2023 | S$2,971 psf | 27 |
| 2024 | S$2,744 psf | 12 |
| 2025 | S$2,640 psf | 15 |
| 2026 (to August) | S$2,510 psf | 9 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$2,500 psf | 13 |
| Floors 6 to 10 | S$2,671 psf | 6 |
| Floors 11 to 15 | S$2,713 psf | 6 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| Under 600 sq ft | S$2,466 psf | 12 |
| 600 to 899 sq ft | S$2,676 psf | 13 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for The M, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,400 a month | 364 |
| Last 24 months | S$4,300 a month | 589 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | S$4,075 a month | 146 | S$4,000 a month |
| 2 bedrooms | S$5,100 a month | 167 | S$5,100 a month |
| 3 bedrooms | Under 5 contracts | 4 | S$6,500 a month |
| 4 or more bedrooms | Under 5 contracts | 0 | Under 5 contracts |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 7 (Bugis / Beach Road)
- Rents for every district, by size
- Rent against price for The M, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in The M, with a likely range and the recent sales behind it. Sign in is free.
Open The M in Condo AtlasOther condos in District 7 (Bugis / Beach Road)
- The Plaza
- Waterloo Apartments
- Aurea
- Burlington Square
- City Gate
- Concourse Skyline
- Duo Residences
- Golden Mile Complex
- Heritage Place
- Liang Seah Court
- Liang Seah Place
- Midtown Bay
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.