Midtown Bay Price: Official Developer Price List
Developer Price List, Unit Types and Unit Sizes for Midtown Bay.
Prices quoted are nett pricing after developer discounts. Midtown Bay is sold directly by Guoco Midtown Pte. Ltd. and Midtown Bay Pte. Ltd., both GuocoLand companies, and our sales representatives are remunerated by the developer, so there is no buyer’s commission at any point.
Last Updated: 11th September 2026
| Type | Area Size (From) | Area Size (To) | Price (From) | Price (To) | Available Units | Total Units | Maintenance Fee (est.) |
|---|---|---|---|---|---|---|---|
| 1 Bedroom | 409 sqft | 527 sqft | $1,488,000 | $1,988,000 | 37 | 107 | $382.80 / mth |
| 2 Bedroom | 732 sqft | 775 sqft | $2,468,000 | $2,688,000 | 4 | 72 | $459.36 / mth |
| 2 Bedroom Duplex | 990 sqft | 1,152 sqft | $2,810,000 | $4,108,000 | 23 | 32 | $459.36 / mth |
| 3 Bedroom Duplex | 1,324 sqft | 1,324 sqft | $5,052,000 | $5,452,000 | 4 | 8 | $535.92 / mth |
| Total | 68 | 219 |
Understanding Midtown Bay Pricing
Midtown Bay’s 219 homes span twenty-three unit types across four bedroom configurations, from a 409 sqft one-bedroom to a 1,324 sqft three-bedroom duplex. The one-bedroom range covers 107 units across eight types from 409 to 527 sqft, the two-bedroom range 72 units across five types from 732 to 775 sqft, the two-bedroom duplexes 32 units across eight types from 990 to 1,152 sqft, and the three-bedroom duplexes 8 units across two types at 1,324 sqft. Individual layouts are on the Midtown Bay floor plans page, and which specific units are currently available is on the Balance Unit Chart.
The Land Cost Behind the Pricing
GuocoLand secured the Beach Road site through the government land sales programme for S$1.622 billion, which works out to S$1,706 per square foot per plot ratio, and the total development cost of Guoco Midtown came to approximately S$2.4 billion. Both figures cover the whole mixed-use development rather than the residential tower alone: a 30-storey Grade A office tower of 770,000 sqft, 32,290 sqft of retail and food and beverage space, the conserved former Beach Road Police Station, and the public spaces, alongside Midtown Bay’s own 163,330 sqft. That land cost underpins the pricing shown above rather than being a marketing premium layered on top of a lower base.
What the Quoted Area Actually Includes
Singapore harmonised its floor area definitions with effect from 1 June 2023, under URA Circular URA/PB/2022/09-DCG. The harmonised definitions apply to development applications submitted on or after that date. Anything approved before it continues on the older definitions, which is why two developments on the same street can quote their sizes on entirely different bases.
Midtown Bay is on the older basis. Its building plan, approval number A1606-00001-2018-BP02, is dated 10 June 2019, four years before the change took effect. What that means for a price comparison is best read off the floor plans themselves rather than off the date.
On every plan in the range, the reinforced concrete ledge is marked RC LEDGE (NON-STRATA AREA) and sits outside the quoted size. The air-conditioner ledge carries no such marking anywhere in the set, so it falls inside the quoted size, as does the balcony where a layout has one. There are also no bay windows and no planter boxes anywhere in the development, and stacks 02, 03 and 04 carry no balcony at any level, so on those three stacks the quoted figure is entirely enclosed internal space.
Two readings follow, and they point in opposite directions. Against a recent harmonised launch, where the air-conditioner ledge is excluded from strata area, Midtown Bay’s quoted size is measured on the wider basis, so its psf reads lower than a like-for-like comparison would give. Against older stock that carried bay windows and planter boxes into the saleable area, Midtown Bay’s figure is the leaner one, and the older project’s psf flatters it until those features are stripped out. The safest comparison on either side is made on absolute price and on enclosed internal space rather than on a headline psf.
What the Price Includes
The following brands are fitted at Midtown Bay:
- V-ZUG: combi steam oven, electric induction hob and cooker hood. There is no piped gas anywhere in the development
- Liebherr: integrated fridge
- Whirlpool: washer cum dryer, supplied as a single combined machine, since there is no yard or separate laundry area in any unit
- Villeroy & Boch: bathroom wares
- Hansgrohe AXOR: bathroom fittings
- Daikin: DX multi-split air-conditioning system with inverter
- Smart home: a wireless readiness hub in every unit, covering the living room and bedroom lighting points, ceiling fan, air-conditioner and digital lock
- Finishes: marble to living and dining areas, generally 600mm by 600mm, marble to bedrooms on Levels 7 to 24, and Mosaico homogeneous tiles at 50mm by 50mm to balconies
- Interiors: by Peter Tay Studio, with customised kitchen cabinetry and customised wardrobes with lit interiors
Several items are deliberately not fitted, and they are worth factoring into a renovation budget rather than discovering at handover: no household shelter in any unit type, no bathtub or sunken bath, no shoe cabinet, no blinds, no bidet spray though the connection point is provided, and no internal light fittings for the unit itself, with light fittings provided to balconies only. Balcony screens are fitted as the approved design for the building and may not be removed or replaced. The full specification, ceiling heights and what varies between unit types are set out on the Midtown Bay project info page.
Maintenance Fees at Midtown Bay
Monthly maintenance runs at S$9.57 per share value before GST on the 2024 schedule. That rate splits between two management corporations, which is how a mixed-use development works: S$0.29 to the main management corporation covering Guoco Midtown, and S$9.28 to the subsidiary management corporation covering Midtown Bay. By unit type it gives:
- 1 Bedroom without balcony (A1a, A3, A3a, 409 to 463 sqft, 54 units): 40 share values, approximately S$382.80 per month
- 1 Bedroom with balcony or private enclosed space (A1, A1-G, A2, A2a, A2a-G, 474 to 527 sqft, 53 units): 40 share values, approximately S$382.80 per month
- 2 Bedroom (B1, B1a, B2, B3, B3-G, 732 to 775 sqft, 72 units): 48 share values, approximately S$459.36 per month
- 2 Bedroom Duplex (B2-DP to B7a-DP, 990 to 1,152 sqft, 32 units): 48 share values, approximately S$459.36 per month
- 3 Bedroom Duplex (B1-DP, B1a-DP, 1,324 sqft, 8 units): 56 share values, approximately S$535.92 per month
One consequence of that banding is worth reading twice before comparing running costs across types. The two-bedroom apartments and the two-bedroom duplexes sit on the same share value of 48, so a 732 sqft two-bedroom and a 1,152 sqft two-bedroom duplex pay exactly the same monthly fee despite a 420 sqft difference in size. The same applies within the one-bedroom band, where a 409 sqft unit and a 527 sqft unit both sit on 40. Fee per square foot therefore falls as unit size rises within a band, and the larger layout in each band is the better value on running cost.
Stamp Duty, ABSD and Total Purchase Cost
The price on the chart above is not the whole cost of purchase. Buyer’s Stamp Duty applies on a tiered basis against the higher of the purchase price or the market value assessed by IRAS, with the rate rising through successive bands of the consideration and the top marginal band applying above S$3,000,000, which the 2 Bedroom Duplex and 3 Bedroom Duplex bands cross here. Additional Buyer’s Stamp Duty applies on top of that, at a rate set by the buyer’s residency status and by how many residential properties are already owned. Singapore Citizens buying a first residential property do not pay it. Both duties are payable in cash within 14 days and cannot be financed, so they sit outside the loan entirely.
Borrowing is capped separately. A first housing loan is limited to 75% loan-to-value, and the Total Debt Servicing Ratio framework caps total monthly debt obligations across every loan held at 55% of gross monthly income, which in practice sets the loan quantum before the property price does.
Two further points bear on the total cost at this address specifically. The tenure is 99 years leasehold commencing 2 January 2018, so the lease clock started well before any purchase made today, and both CPF usage rules and maximum loan tenure are sensitive to remaining lease and to the buyer’s age. And the building is complete, with Temporary Occupation Permit obtained in June 2024, which changes when the money is actually required rather than how much of it. The staging is worked through on the Midtown Bay mortgage calculator page, and a figure against a specific profile can be worked out by our sales team.
Why This Address Prices Where It Does
Midtown Bay is 219 homes inside a precinct whose economics are driven mainly by 770,000 sqft of Grade A office across 30 storeys, on floor plates of 27,000 to 30,000 sqft, in a district where private residential stock has always been thin relative to commercial floor space. Approximately 5.6 million sqft of office space in the vicinity is reachable from Guoco Midtown through sheltered walkways, and the site sits at the intersection of the Beach Road and Ophir-Rochor corridors, linking the City Hall, Marina Centre and Bugis office micromarkets. Bugis MRT Interchange is 0.4 km away through the Underground Pedestrian Network.
The residential component is deliberately small against that. At 219 homes it is a fraction of the floor area of the office tower it shares an address with, and 179 of those homes are single-storey apartments on Levels 7 to 24 with the remaining 40 as duplexes above. Scarcity of private residential stock in the Downtown Core, rather than volume, is what the pricing reflects.
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