The M

104 filed transactions · District 07 · CCR

Median, per square foot

2,742 psf

Observed range

$2,163 — $3,322 psf
S$1,787k median price

99 yrs lease commencing from 2019 · 104 filed transactions

▼ 6.8% vs 12 months ago

S$1,787k

Median price

104

Filed transactions

42%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,787,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

Dec '23 · S$1,692kJul '26 · S$1,540k

The transactions behind those figures20 of 104

Nothing modelled — these are the filed sales.

57 sqm · floor 01-05Apartment · Resale · 2026-07

S$1,540,000$2510 psf

84 sqm · floor 06-10Apartment · Resale · 2026-07

S$2,341,000$2589 psf

41 sqm · floor 11-15Apartment · Resale · 2026-07

S$1,028,000$2329 psf

71 sqm · floor 06-10Apartment · Resale · 2026-06

S$1,880,000$2460 psf

67 sqm · floor 06-10Apartment · Resale · 2026-04

S$1,980,000$2745 psf

49 sqm · floor 01-05Apartment · Resale · 2026-04

S$1,282,000$2431 psf

39 sqm · floor 01-05Apartment · Resale · 2026-03

S$908,000$2163 psf

57 sqm · floor 06-10Apartment · Resale · 2026-02

S$1,645,000$2681 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+12%

Floors 16+ against floors 1–5, The M only. Median S$2,806 psf up top from 66 sales, S$2,506 psf low down from 15.

District 07, typical project+11.7%

Middle of 6 projects in District 07 that clear the bar — half fall between +6.4% and +12%. None came out negative in this set.

Every band in District 07, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$2,412	64
06-10	S$2,137	163
11-15	S$2,182	194
16-20	S$2,706	234
21-25	S$2,340	116
26-30	S$2,393	140
31-35	S$2,033	24
36-40	S$2,195	11

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Bugis

200m

Primary schools within 1km

nearest 1.3km — outside the band

Primary schools · straight-line distance

2 more between 1km and 2km

St. Margaret'S School (Primary)1.3km
Farrer Park Primary School1.7km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Bugis200m
Esplanade439m
Bras Basah498m

Also nearby

Hawker centreQueen Street Blk 270 (Albert Centre)417m
ParkWar Memorial PK553m
Other schoolsSchool of the Arts, Singapore803m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from The MStraight-line, not walking — what sits between two points is in no dataset here.

4projects within 300m

$2,340–$3,285the middle half, per sq ft

$2,956median of those sales

From 61 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Midtown Modern	176m	2026-08	06-10	84 sqm	$2,820
Midtown Modern	176m	2026-07	06-10	38 sqm	$2,714
Midtown Bay	237m	2026-07	21-25	70 sqm	$3,448
Duo Residences	287m	2026-06	21-25	52 sqm	$2,340
Duo Residences	287m	2026-06	41-45	142 sqm	$2,150
Duo Residences	287m	2026-06	16-20	94 sqm	$2,303
Midtown Modern	176m	2026-05	06-10	168 sqm	$3,323
Midtown Bay	237m	2026-05	26-30	94 sqm	$2,965
Duo Residences	287m	2026-05	11-15	90 sqm	$2,178
Duo Residences	287m	2026-05	16-20	60 sqm	$2,245
Midtown Modern	176m	2026-04	16-20	38 sqm	$2,934
Midtown Bay	237m	2026-04	16-20	70 sqm	$2,455
Midtown Modern	176m	2026-02	06-10	38 sqm	$3,178
Midtown Modern	176m	2026-01	26-30	99 sqm	$3,040
Midtown Modern	176m	2025-12	06-10	99 sqm	$3,001
Midtown Modern	176m	2025-12	11-15	84 sqm	$2,929
Midtown Modern	176m	2025-12	11-15	44 sqm	$2,745
Midtown Modern	176m	2025-11	16-20	99 sqm	$2,989
Midtown Modern	176m	2025-11	11-15	84 sqm	$2,964
Midtown Modern	176m	2025-10	11-15	99 sqm	$2,956

The 20 most recent are listed, out of 61 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2026-07-16	297m	284° WNW	—	Proposed subdivision of land on lot 911w ts11 into 2 plots

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,787,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,787,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$41,757

Cash in handS$1,362,827

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.