Midtown Bay Project Review: This Isn’t Wallich Residence 2.0

  • Victor Kang
  • 23 October 2020

Project Name: Midtown Bay (Guoco Midtown)

Developer: GuocoLand

Project address: 122 Beach Road

Type: Mixed development

No. of units: 219

No. of storeys: 33

Tenure: 99-year leasehold

District: 7


107 X 1-bedrooms (409 to 527 sq ft)
72 X 2-bedrooms (732 to 775 sq ft)
32 X 2-bedroom duplex units (990 to 1,152 sq ft) 
8 X 3 bedroom duplex (1,324 sq ft) 

Projected TOP: 2022

Parking lots: 428

Nearest MRT: Bugis MRT (East-West Line, Downtown Line), Promenade MRT (Downtown Line, Circle Line), City Hall MRT (North-South Line, East-West Line)

Plot Ratio: 4.2

Site Area: 226,300 sq ft

Project Details

Midtown Bay is a 219-unit leasehold luxury condominium development by Guocoland in District 7. Located at the Core Central Region (CCR) in Beach Road, the integrated development offers convenience at a stone’s throw away from the Central Business District (CBD).

midtown bay is part of the larger integrated guoco midtown development in bugis

One thing that sets Midtown Bay apart from other condo developments is that you are buying into the whole Guoco Midtown blueprint that GuocoLand has envisioned. That’s because Midtown Bay will form part of a collection of luxury urban homes, office and retail experience at Guoco Midtown in Bugis (District 7). 

The concept of Guoco Midtown is heavily inspired by many exciting Midtown areas of the capital cities around the world, where shopping, arts, culture, entertainment and prime corporate Grade A offices come together. Designed with the vision of an exciting live-work-play concept, the snazzy development of Guoco Midtown will revitalise the Bugis precinct and turn it into a lifestyle hub.

Integrated with Guoco Midtown is Midtown Hub, a game-changer for the way Bugis dwellers will work-live-play in the future. This urban club is conceptualised to support new work and lifestyle trends as well as to appeal to those looking for ‘relax & rejuvenate’ elements beyond the traditional office environment. Apart from Midtown Hub, there will be two retail clusters (Midtown Garden, Midtown Market) and a 30-storey Grade-A office tower at Guoco Midtown.

In addition to Midtown Hub, residents of Midtown Bay can also look forward to Guoco Midtown II at Tan Quee Lan Street. Residents of Midtown Bay will not only enjoy Guoco Midtown, but also enjoy the benefits of living in close proximity to Guoco Midtown II, which is adjacent to Guoco Midtown.

Similar to Guoco Midtown, Guoco Midtown II will also have its own residential project (Midtown Modern) and a retail cluster known as Midtown Square.

According to GuocoLand, the three retail clusters will be different in character and atmosphere, with distinctive retail and F&B offerings at each of them. With Guoco Midtown and Guoco Midtown II, GuocoLand wants to redefine the vicinity of Bugis into an exciting confluence of business, lifestyle, culture and heritage.

The two projects will be linked via an underground tunnel to combine the whole area into a mega-development with an enlarged area of 344,445 sq ft. This means that residents of Midtown Bay will not only enjoy Guoco Midtown, but also enjoy the benefits of living just adjacent to Guoco Midtown II.

Midtown Bay: Developer

Midtown Bay is a condo development by GuocoLand. As a renowned real estate developer across Asia, GuocoLand needs no introduction. GuocoLand has been developing luxury condo projects since the late 1990s. Its recent developments such as Martin Modern at Martin Place and Wallich Residence @ Tanjong Pagar are known for its ultra-luxurious penthouses. In particular, Martin Modern at Martin Place has won multiple awards, including the ‘Best Luxury Condo Architectural Award’ at the 2019 PropertyGuru Asia Property Awards.

GuocoLand is not only adept at developing luxury condos, they also have a knack of making them sustainable. In recognition of its portfolio of quality, innovative developments and commitment to environmental sustainability, it has also won the Building and Construction Authority (BCA) Green Mark Awards on numerous occasions for projects like Guoco Tower, Goodwood Residence, Sophia Residence and Leedon Residence.

GuocoLand’s latest accolade is the World Gold Winner in the Mixed-use Development category at 2020 FIABCI World Prix d’Excellence Awards for its flagship integrated mixed-use development, Guoco Tower. 

Thus, whether you are looking for a luxury condo for own-stay or for investment, you know that you are in safe hands with GuocoLand as your developer.

Midtown Bay: Design

Midtown Bay: 1-bedroom (452 sq ft) review


1-bedroom (and studio) units below the size of 539 sq ft are often called shoebox units because of their compact size. But with the right design touch, you can do wonders with a 1-bedroom unit. 

For the 1-bedroom units, GuocoLand has made a number of thoughtful considerations in its design for homeowners to better utilise the space.


In the showflat, the developer provided a great example of how the space in the living area can be efficiently utilised. Besides the couch in the living area, the space is also able to accommodate a six-seater dining table, which can allow homeowners to host friends and families when they come over.


Instead of having the typical wall and accessing the bedroom by the door, the developer has created a sliding door design. With the sliding door in between your living room and bedroom, it makes your 1-bedroom unit more space efficient and not feel so cluttered. The sliding door comes together when you purchase a 1-bedroom unit, which means you don’t have to spend additional time or money to build it.

Besides that, the dressing table is also concealed behind the built-in cupboard. When it is not in use, you can close the cupboard door, which will make your space look more spacious. 

Another considerate design made by the developer is the gap in between the top cupboards and the sliding cupboard door. The developer purposely left the gap to give homeowners the flexibility of building a platform that latches on the gap. With the ceiling height of 3.2m, having a platform for extra storage is the perfect way to utilise your space more effectively.


The toilet also comes with a classy design with marble finishing on both flooring and walls. It is also fitted with quality bathroom fittings with brands like Axor and Villeroy & Boch.

Midtown Bay: 2-bedroom (732 sq ft) review



The first thing that you will see when you enter the 2-bedroom unit is the open kitchen. The design makes use of the entrance corridor in a clever manner to fit the open kitchen without any waste of space.



As you exit the open kitchen, you will enter into the living room, which is integrated with the balcony area. There are a few considerate design touches that the developer has made to the 2-bedroom unit to allow homeowners to fully utilise the space. 

Firstly, the developer kept the flooring level between the living room and balcony consistent. This allows you to use the balcony area as an extended living room. Secondly, the developer will provide movable aluminum screens in the balcony. These movable aluminum screens can block rain to a certain extent, which means that your balcony isn’t just a space that can only be used during dry weather.



Each 2-bedroom unit comes with two bathrooms to  ensure you don’t have to queue for the toilet, especially if you have a larger family.



The master bedroom in the 2-bedroom unit comes with both a built-in wardrobe and a side cupboard. The storage space doesn’t come at the expense of your livable area as there is still ample of space for you to maneuver in your room.

Similar to the 1-bedroom unit, the developer has also left a gap on top of the built-in cupboard that allows you to extend it into a platform if you wish.


Besides families, the 2-bedroom unit is also suitable for those who are looking for a home to run into a “small office, home office” (SOHO) setup. In the showflat, the developer showcases the possibility of turning the 2-bedroom unit into a SOHO by designing the second bedroom as a small home office. 

Midtown Bay: Fittings and Furnishings

Each Midtown Bay unit comes fitted with branded kitchen, washer and bathroom appliances. This helps to bring out the luxury condo vibes that GuocoLand has positioned each Midtown Bay unit to be. Yet, at the same time, the fittings are also durable and practical for long-term use.

  • Liebherr fridge
  • V-ZUG oven
  • V-ZUG induction hob
  • V-ZUG cooker hood
  • Whirlpool washer and dryer
  • Villeroy & Boch wash basin
  • Villeroy & Boch water closet
  • Axor basin mixer

Midtown Bay: Site plan

Midtown Bay Site Plan

Among the facilities at Midtown Bay, the terrace area at level 35 catches our attention. Firstly, the lush foliage puts residents in close touch with nature at any time of the day. Secondly, it adds an aesthetic appeal to the Midtown Bay development. Thirdly, the terrace area offers a unique view of the Marina Bay area that will make you the envy of your family and friends.


Residents of Midtown Bay will be given a free, 3-year exclusive membership to Midtown Hub, an exclusive-members only social and business club located right between Midtown Bay and Guoco Midtown. 

Midtown Hub offers well-equipped space that brings together the best of business and leisure including swimming pools, meeting rooms, private offices and lounges. 

Midtown Bay: Facilities

  • Pool Garden
  • Pavilion
  • Pool Deck
  • Fitness Area
  • Garden Court
  • Wellness Garden
  • Foliage Garden
  • Lawn Garden
  • M&E Space And Genset
  • Accessible Washroom
  • Outdoor Shower
  • Skyline Terrace
  • Bayview Terrace
  • Garden Terrace

Midtown Bay: Condo maintenance fees

Unit Types

Estimated Monthly Maintenance Fees





2-bedroom duplex


3-bedroom duplex


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Midtown Bay is situated near the CBD and sits perfectly at the intersection of two key development corridors along Beach Road and Ophir-Rochor Road.

Its superb location comes with unrivalled accessibility; residents have access to not one, not two, but four MRT lines: Bugis MRT on the East-West Line (EWL) and Downtown Line (DTL), Esplanade MRT on the Circle Line (CCL) and City Hall MRT on the North-South Line (NSL). Few condo developments can boast that they are served by the MRT, let alone four different MRT lines.

The other unique thing to love about Midtown Bay is the view of Marina Bay. Residents of Midtown Bay (stacks 6, 7, 8, 9 and 10) have the luxury to enjoy the breathtaking views of the City skyline and Marina Bay. 

While the skyline is best viewed from the 25th floor onwards (i.e. all the duplex units), residents of Midtown Bay can still soak up the panoramic views of Marina Bay from the sky garden on the 25th floor, which is open and accessible to all residents. You can visit the sky garden during your evening stroll while you enjoy the sun setting with Marina Bay as the backdrop.

Midtown Bay: Accessibility

Midtown Bay

As mentioned, Midtown Bay is blessed with great accessibility. You have the luxury of choice between multiple modes of transport when deciding on your daily commute to work at the CBD. 

Bugis MRT is just a 5-minute walk (0.4 km) away from Midtown Bay via the underground link through Guoco Midtown. If you are travelling on CCL, there is an overhead bridge that brings you to Suntec City within eight minutes (0.6 km). If you are in the mood for a morning stroll, you can even walk further down to City Hall MRT, which will only take you 12 minutes by foot (0.9 km).

Besides the convenience of having multiple MRT lines connected to your residence, residents of Midtown Bay can also choose to commute by bus. There are a few bus services that will bring you into the CBD in less than 10 minutes: Bus 10, 57, 70, 196, 100 and 196.

midtown bay mrt

For those who drive, you can access  Nicoll Highway via Beach Road. This will make your daily commute a short 5-minute drive away.


Midtown Bay: Nearby shopping malls

  • Suntec City (0.7 km)
  • Bugis Junction (0.7 km)
  • Raffes City (1.0 km)
  • Marina Bay Sands (1.9 km)

Midtown Bay: Nearby supermarkets

  • Cold Storage @ Bugis Junction (0.7 km)

Midtown Bay: Nearby hawker centres

  • Albert Hawker Centre (0.9 km)

Midtown Bay: Nearby schools (within 2km radius)

  • Nanyang Academy of Fine Arts (NAFA) (0.9 km)
  • Stamford Primary School (1.3 km)
  • Lasalle College of the Arts (1.3 km)
  • Singapore Management University (SMU) (1.4 km)
  • St. Margaret’s Primary School (2.0 km)

Want to live in Bugis? Check out available units for sale at Midtown Bay on PropertyGuru.

Midtown Bay: Nearby amenities

  • National Library (1.0 km)
  • Esplanade – Theatre on the Bay (1.2 km)
  • Raffles Hospital (North Bridge Road) (1.2 km)
  • Singapore Arts Museum (1.6 km)
  • Kallang Riverside Park (2.5 km)
  • Gardens By The Bay (3.9 km)
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Midtown Bay: Price

Unit Types

Size Range

Selling Price

1 bedroom

409 to 527 sq ft

$1,385,600 to $1,590,400

2 bedroom

732 to 775 sq ft

$2,065,600 to $2,223,200

2 bedroom duplex

990 to 1,152 sq ft

$2,780,800 to $3,276,000

3 bedroom duplex

1,324 sq ft

$4,317,600 to $4,717,600

The land that Midtown bay sits on was previously acquired by GuocoLand and Guoco Group at $1.62 billion, which translates to a cost price of $1,706 psf per plot ratio. Based on the selling price, each unit at Midtown Bay is being sold between the range of $2,657 and $3,611 psf. 

Although most would associate GuocoLand with the ultra-luxe Wallich Residence (which billionaire James Dyson famously paid $73.8 million for Singapore’s highest and most expensive penthouse), this time around, GuocoLand is pricing Midtown Bay more competitively (a one-bedder at Midtown Bay starts at $1.38 million, or about $2,842 psf).

Plus with Midtown Bay, you are getting unparalleled connectivity to the CBD and four different MRT lines. You also have the integrated Guoco Midtown right next to your home, unlike the other condos that are located in the Bugis precinct.

Here’s how Midtown Bay’s price compares to other condo developments in the area currently:

Condos near Midtown Bay

Average PSF price for the last 12 months

South Beach Residences

$3,002 to $3,234

DUO Residences

$1,800 to $2,525

The M

$2,226 to $2,838

Concourse Skyline

$2,301 to $2,434

Burlington Square

$1,161 to $1,334

Eden Residences


City Gate


Midtown Bay: District 7 URA Master Plan

Midtown Bay exterior

As the residential component of Guoco Midtown, My Guoidtown Baco Midtown will consist of Grade A offices (770,000 sq ft), F&B and retail spaces, public plazas, a business and social club.

Besides bringing to you the convenience of having a lifestyle hub at your doorstep, Guoco Midtown also brings another important element to the table: Potential tenants. 

There will be a 30-storey office building at Guoco Midtown (i.e. Guoco Midtown Office Tower) right next to Midtown Bay. This will make Guoco Midtown one of the top choices for expats or foreigners who are looking for a good location to rent. Investors who are looking to invest in Midtown Bay for rental income will not have to worry about a lack of rental interest.


Source: URA

Based on the 2019 URA Master Plan for District 7, you can see the large plots of Reserve Sites (Yellow), of which the land use have not been determined yet. 

Obviously, the Bugis area is pretty much developed and saturated with amenities and offices around. However, note that the Ophir-Rochor corridor is slated for more developments in the coming years, including the redevelopment of the new Shaw Towers in 2023, which coincides with the development of Midtown Bay (which will TOP in 2022). In other words, expect lots of construction noises.


According to the 2019 URA Master Plan, the nearby Kampong Bugis area is slated to be re-developed into a future waterfront residential precinct. It will be one of the five gazetted areas by the Land Transport Authority (LTA) to be a car-lite precinct. Post the urban regeneration, Kampong Bugis will be given a facelift and transformed into a new precinct. The transformation should create a spillover effect to the districts around it, including District 7 where Midtown Bay is located.

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Midtown Bay not only offers a living experience that is unparalleled, it also offers a unique value proposition to buyers. Midtown Bay is located in an extremely convenient location in the CCR. On top of that, Midtown Bay has a relatively low entry price point for a CCR condo. At less than $1.4m, you can own a residential unit in CCR. Midtown Bay also has the boasting rights as one of the few integrated developments that are built in the CCR. 

Overall, Midtown Bay offers a unique buying opportunity for those looking to enter into the condo market, be it for own stay or for investment.

To visit the showflat, you can book an appointment with GuocoLand at 61008687. Alternatively, you can opt for online viewing of the showflat through the 3D tour (Midtown Bay 1-bedroom, Midtown Bay 2-bedroom).

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Eric Wong

Victor Kang