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Completed 2024

The M

D07 · Beach Road / Bugis / Rochor · 38 Middle Road

A 522-unit apartment in D07, completed in 2024, on a 99-year lease from 2019 with about 91 years left. Developed by Wingcharm Investment Pte Ltd.

Source: Developer brochure; URA caveats, Nov 2026

91 yrs
Lease left
$2,484
Avg $psf, 12 months
12
Sales, 12 months
2024
Completed
The M
Floor plans → Site plan → Read the Stacked review → E-brochure (PDF) →

What brings you to The M?

Buying here? Get a second opinion. 2-bedders here sold for $1.54M to $1.98M over the last 12 months. Our consultants can run the numbers against your budget: which stack, what to pay, what to avoid. Free for buyers of private property.

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Get a second opinion
02 — Prices

The M prices

Last 12 months
12
Sales
$2,484
Average $psf
$2,163 – $2,745
$psf range
$908k – $2.34M
Price range
By bedroom type
Last 12 months
TypeSalesAvg $psfPrice rangeSize
1-Bedroom4 sales$2,313 psf$908k – $1.28M420–527 sq ft
2-Bedroom7 sales$2,568 psf$1.54M – $1.98M614–764 sq ft
3-Bedroom1 sale$2,589 psf$2.34M904 sq ft

Prices by bedroom type are based on matching sales to unit sizes.

By unit size
Last 12 months
SizeSalesAvg $psfAvg pricePrice range
Under 500 sq ft3 sales$2,274 psfAvg $988k$908k – $1.03M
500–699 sq ft4 sales$2,553 psfAvg $1.53M$1.28M – $1.65M
700–899 sq ft5 sales$2,572 psfAvg $1.9M$1.8M – $1.98M
900–1,099 sq ft1 sale$2,589 psf$2.34M
Average $psf by year
In 2025, sales here averaged $2,600 psf, 7% above the D07 average of $2,434 psf for private homes (condos, apartments and ECs).
This condoD07 average
Show as a table
YearThis condoD07 average
2026$2,483$2,336
2025$2,600$2,434
2024$2,762$2,264
2023$2,947$2,434
2022$2,785$2,454
2021$2,673$2,568
2020$2,458$2,383
Sales by year
561 sales since 2020; the busiest year was 2020 with 406. The 2026 bar covers Jan–Nov.
New saleSub saleResale
Show as a table
YearNew saleSub saleResaleTotal
2026001111
2025001515
202426412
2023243027
2022290029
2021610061
202040600406
Sales in the last two years
28 sales, newest first. Units show the floor only.
DateUnitSizePrice$psfType
30 Sep 2026#11-XX441 sq ft · 1-Bedroom$1.03M$2,329 psfResale
29 Jul 2026#07-XX904 sq ft · 3-Bedroom$2.34M$2,589 psfResale
17 Jul 2026#13-XX441 sq ft · 1-Bedroom$1.03M$2,329 psfResale
8 Jul 2026#04-XX614 sq ft · 2-Bedroom$1.54M$2,510 psfResale
5 Jun 2026#09-XX764 sq ft · 2-Bedroom$1.88M$2,460 psfResale
20 Apr 2026#03-XX527 sq ft · 1-Bedroom$1.28M$2,431 psfResale
20 Apr 2026#04-XX743 sq ft · 2-Bedroom$1.85M$2,491 psfResale
17 Apr 2026#08-XX721 sq ft · 2-Bedroom$1.98M$2,745 psfResale
6 Mar 2026#04-XX420 sq ft · 1-Bedroom$908k$2,163 psfResale
23 Feb 2026#10-XX614 sq ft · 2-Bedroom$1.65M$2,681 psfResale
Show all 28 sales
Compared with nearby condos

Prices by bedroom type are based on matching sales to unit sizes.

Source: URA caveats, Nov 2026. The 2026 averages cover Jan–Nov.

03 — Rent

The M rent

Leases starting Sep 2025–Aug 2026
364
Leases
$4,400
Median rent a month
$1.58M
Avg sale price, 12 months
3.4%
Est. gross yield

D07 median rent: $4,650 a month; est. gross yield 2.7%.

By bedroom type
TypeLeasesMedian rentMiddle halfD07 medianEst. yield
1-Bedroom146 leases$4,074 median$4,000 – $4,250D07 $4,3004.6% yield
2-Bedroom167 leases$5,100 median$4,750 – $5,600D07 $5,0503.5% yield
3-Bedroom4 leases$5,650 median$4,500 – $6,800D07 $7,000– yield
Rent and yield compared with nearby condos

Estimated gross yield: a year of median rent (leases starting Sep 2025–Aug 2026) over the average sale price of the last 12 months, before costs. No yield is shown with fewer than 3 sales in the year. Rents and sale prices both cover roughly the last 12 months, so read the yield as a guide to that year rather than an exact figure. A higher yield often reflects a lower price, such as an older lease, rather than a better buy.

Source: URA rental contracts, Aug 2026

04 — Lease
91years left of 99
2019Ends 2118

99-year lease from 3 Jul 2019. About 91 years remain as of Nov 2026.

Source: Condo master (URA caveats)

05 — Unit mix

The M floor plans by bedroom type

67 layouts across 522 units, from a 409 sq ft 1-bedroom to a 1,012 sq ft 3-bedroom. Pick a type to see its floor plans.

Bedroom typeLayoutsSize rangeUnits
1-Bedroom 39 409 – 657 sq ft 233 39 layouts · 409 – 657 sq ft · 233 units
A6409 sq ft · 3 units A6-R409 sq ft · 1 unit S1409 sq ft · 27 units S1-R409 sq ft · 9 units S2409 sq ft · 6 units S2-R409 sq ft · 2 units S3420 sq ft · 3 units S3-R420 sq ft · 1 unit A2b431 sq ft · 16 units A2a441 sq ft · 16 units A4a452 sq ft · 2 units A4a-P452 sq ft · 1 unit A4a-R452 sq ft · 1 unit A7452 sq ft · 2 units A7-P452 sq ft · 1 unit A7-R452 sq ft · 1 unit A8452 sq ft · 2 units A8-P452 sq ft · 1 unit A8-R452 sq ft · 1 unit A1463 sq ft · 16 units A3463 sq ft · 2 units A3-P463 sq ft · 1 unit A3-R463 sq ft · 1 unit A4b463 sq ft · 2 units A4b-P463 sq ft · 1 unit A4b-R463 sq ft · 1 unit A9484 sq ft · 16 units A5495 sq ft · 2 units A5-P495 sq ft · 1 unit A5-R495 sq ft · 1 unit AS1527 sq ft · 80 units AS2527 sq ft · 2 units AS2-P527 sq ft · 1 unit AS2-R527 sq ft · 1 unit A2b-R560 sq ft · 1 unit A2a-R570 sq ft · 1 unit A1-R592 sq ft · 1 unit A9-R624 sq ft · 1 unit AS1-R657 sq ft · 5 units
2-Bedroom 26 592 – 980 sq ft 272 26 layouts · 592 – 980 sq ft · 272 units
B2592 sq ft · 32 units B5592 sq ft · 32 units B6592 sq ft · 16 units B3614 sq ft · 32 units B4635 sq ft · 16 units B7635 sq ft · 16 units B1667 sq ft · 16 units BS4721 sq ft · 16 units B5-R732 sq ft · 2 units B6-R732 sq ft · 1 unit BS6732 sq ft · 16 units B2-R743 sq ft · 2 units B7-R743 sq ft · 1 unit BS2743 sq ft · 16 units BS5743 sq ft · 16 units BS3753 sq ft · 16 units B3-R764 sq ft · 2 units BS1764 sq ft · 16 units B4-R797 sq ft · 1 unit B1-R840 sq ft · 1 unit BS3-R861 sq ft · 1 unit BS4-R861 sq ft · 1 unit BS5-R893 sq ft · 1 unit BS6-R904 sq ft · 1 unit BS2-R947 sq ft · 1 unit BS1-R980 sq ft · 1 unit
3-Bedroom 2 904 – 1,012 sq ft 17 2 layouts · 904 – 1,012 sq ft · 17 units
C1904 sq ft · 16 units C1-R1,012 sq ft · 1 unit

Source: Developer brochure

06 — Layout and stacks

The M stack plan

1-Bedroom 2-Bedroom 3-Bedroom Has a recorded sale

Tap a unit for its size, price and floor plan.

Block 309 units per floor · levels 4–20
#01#02#03#04#05#06#07#08#09 L20L19L18L17L16L15L14L13L12L11L10L9L8L7L6L5L4

Based on 561 sales with a recorded unit number. A sale only appears once a caveat is lodged with URA, and not every buyer lodges one, so a unit with no sale shown is not necessarily available.

Source: Developer brochure; URA caveats, Nov 2026

07 — Location

Near The M

MRT stations
DTEW Bugis 730 m · 9 min walk
CC Esplanade 760 m · 9 min walk
DT Bencoolen 1.2 km · 14 min walk
CC Bras Basah 1.2 km · 15 min walk

Walking times and distances are estimates from OneMap walking routes; a station without a walking time shows the straight-line distance. Check OneMap for your exact route.

Primary schools
Within 2 km
St. Margaret's School (Primary)Popular 1.3 km · 18 min walk
Farrer Park Primary School 1.7 km · 31 min walk

Distances are straight-line, which is what the 1 km and 2 km bands refer to; walking times are estimates from OneMap walking routes. Check the MOE website for confirmation.

Everyday amenities
Park War Memorial Park 560 m · 7 min
Clinic Shalom Medical Group 350 m · 4 min
Supermarket Cold Storage / Giant 480 m · 6 min
Hawker centre Albert Centre 640 m · 8 min
Map of the area around The M, with nearby MRT stations and primary schools
Map data © OpenStreetMap contributors

Source: OneMap walking routes, Nov 2026

08 — Nearby

Condos and supply around The M

Upcoming supply
Kitchener Link1.5 km · about 140 units · 0.42 ha Available for application
Dorset Road1.9 km · about 404 units · 1.04 ha Awarded · $14,405 psm GFA · Oct 2025
Cross Street1.9 km · about 161 units · 0.23 ha Available for application
Morrison Lane1.9 km · about 205 units · 0.66 ha Available for application

Source: URA transactions; URA land sales; OneMap distances, Nov 2026

09 — From Stacked

Read more about The M

Review The M Condo Review: Incredible Location And Rental Potential Apr 2020 Singapore’s Best Condos For Those Who Love Art May 2020 Singapore’s Best Condos For Lifelong Singles Aug 2020 Top 10 Singapore Districts With The Highest Property Appreciation Jul 2025 10 Most Affordable New Launch Condos Under $1.5 Million—Some Are Surprisingly Central Nov 2024 Is PSF Still Relevant In The Singapore Property Market? Why Price Per Square Foot Could Be Misleading

9 more articles mention The M.

Source: Stacked Homes editorial

10 — FAQ

Questions about The M

How many years are left on the lease at The M?

About 91 years. It is a 99-year lease from 2019.

When was The M completed?

2024.

How many units does The M have?

522 units in four blocks, Block 30, Block 32, Block 36 and Block 38, up to 20 storeys.

What sizes are the 2-bedroom units?

592 to 980 sq ft across 26 layouts.

What is the price psf at The M?

12 sales in the last 12 months averaged $2,484 psf, ranging from $2,163 to $2,745 psf.

What did the latest sale go for?

A 441 sq ft unit sold for $1.03M ($2,329 psf) on 30 Sep 2026.

How much is the rent at The M?

Leases starting Sep 2025–Aug 2026 had a median rent of $4,400 a month ($4,074 for a 1-bedroom, $5,100 for a 2-bedroom and $5,650 for a 3-bedroom). That is an estimated gross yield of about 3.4%, before costs.

What is the nearest MRT station?

Bugis (DT, EW), a 9-minute walk (730 m). Esplanade (CC) is 760 m away.

Who developed The M?

Wingcharm Investment Pte Ltd. The architect is P & T Group and the contractor is Dragages Singapore Pte Ltd.

Answers generated from the data on this page, Nov 2026