CONDODistrict 7

THE M

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THE M

Details

Project: THE M
TOP year: 2023
Tenure: 99-year leasehold
Lease start: 2019
Land size: 7,463 sqm (80,331 sqft)
Plot ratio: 4.2
Developer: Wingcharm Investment Pte Ltd
Gross rental yield: ~3.8% · ~$1.58M (est.)
Storeys: 20
Market segment: RCR
Total units: 522
Blocks: 4
District: 7

Transactions

Showing 10 of 448

Beds

Period

Size–sqft


Jul 2026	2BR	$1,540,000	614	$2,508
Jul 2026	1BR	$1,028,000	441	$2,331
Jul 2026	3BR	$2,341,000	904	$2,590
Jun 2026	2BR	$1,880,000	764	$2,461
Apr 2026	2BR	$1,980,000	721	$2,746
Apr 2026	1BR	$1,282,000	527	$2,433
Mar 2026	1BR	$908,000	420	$2,162
Feb 2026	2BR	$1,645,000	614	$2,679
Jan 2026	2BR	$1,645,000	635	$2,591
Dec 2025	2BR	$1,800,000	721	$2,497

Price Action

Falling−4.8%Last 12 months$2,508 psf

Beds

PSF (S$)27 sales · Aug 2024 to Jul 2026

typical range, $2,464 to $2,68512 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of THE M

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Which Projects Make Up The Supply

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	233	45%	409-657 sqft	S$4,130/mo*	~4.7%· low sample (4 sales)	137
2BR	272	52%	592-980 sqft	S$5,100/mo	~3.2%	212
3BR	17	3%	904-1,012 sqft	S$6,500/mo*	~3.3%· low sample (1 sale)	7

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

25 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Midtown Modern	159 m	Aug 2026		Resale	3BR	$2,550,000	904	$2,821
Midtown Modern	159 m	Jul 2026		Resale	1BR	$1,110,000	409	$2,714
Midtown Bay	214 m	Jul 2026		Resale	2BR	$2,598,000	754	$3,446
Duo Residences	263 m	Jun 2026		Resale	3BR	$3,286,800	1,528	$2,151
Duo Residences	263 m	Jun 2026		Resale	1BR	$1,310,000	560	$2,339
Duo Residences	263 m	Jun 2026		Resale	2BR	$2,330,000	1,012	$2,302
Midtown Modern	159 m	May 2026		Subsale	4BR	$6,008,888	1,808	$3,324
Midtown Bay	214 m	May 2026		Resale	2BR	$3,000,000	1,012	$2,964
Midtown Bay	214 m	Apr 2026		Resale	2BR	$1,850,000	754	$2,454
Tanqueelan Suites	99 m	Nov 2022		Resale	2BR	$1,350,000	754	$1,790
Hong Building	277 m	May 2022	—	Resale	—	$1,422,850	1,367	$1,041
75BR	83 m	12 Apr 2021	—	Resale	—	$8,400,000	5,447	$1,542
Liang Seah Court	77 m	05 Jan 2021		Resale	1BR	$1,050,000	581	$1,807
The 101	106 m	08 Dec 2020		Resale	2BR	$1,650,000	1,033	$1,597
Tanqueelan Suites	99 m	23 Mar 2020		Resale	2BR	$2,088,888	1,216	$1,718
Heritage Place	108 m	29 Jul 2019		Resale	—	$1,650,000	990	$1,667
Heritage Place	108 m	17 Jul 2019		Resale	—	$1,700,000	980	$1,735
Liang Seah Court	77 m	12 Jul 2018		Resale	2BR	$2,100,000	1,206	$1,741
Tanqueelan Suites	99 m	03 May 2018		Resale	2BR	$1,050,000	764	$1,374
The 101	106 m	28 Aug 2015		Resale	2BR	$1,500,240	840	$1,786

Nearby Condos

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

THE M was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

Profit & Loss

37 realized resale exits at THE M.32 profitable, 5 at a loss.Median 1.93%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	12	5y 0m	$2,380	$2,598	S$73,488	1.44%
2BR	15	5y 5m	$2,379	$2,679	S$209,400	2.64%
3BR	5	5y 3m	$2,378	$2,719	S$256,100	2.55%
Total	32	5y 2m	$2,379	$2,657	S$180,550	2.23%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
1BR	4	5y 7m	$2,435	$2,352	S$-52,050	-0.89%
2BR	1	3y 9m	$2,756	$2,591	S$-105,000	-1.65%
Total	5	5y 1m	$2,469	$2,372	S$-99,900	-1.65%

Exit Risk

If you bought at THE M today: ~$2,508 psf.Resale median, last 12 months, 13 sales.

Where current owners entered (psf)

today ~$2,508

$2,207 p5median $2,495p95 $2,983

Your entry price$2,510 psf

53.3%

≈ upper mid-range for this project

of current owners entered below $2,508 psf — they could sell below your entry and still profit.

50.7%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

CONDODistrict 7

THE M

Compare projects →

THE M

Details

Project: THE M
TOP year: 2023
Tenure: 99-year leasehold
Lease start: 2019
Land size: 7,463 sqm (80,331 sqft)
Plot ratio: 4.2
Developer: Wingcharm Investment Pte Ltd
Gross rental yield: ~3.8% · ~$1.58M (est.)
Storeys: 20
Market segment: RCR
Total units: 522
Blocks: 4
District: 7

Transactions

Showing 10 of 448

Beds

Period

Size–sqft


Jul 2026	2BR	$1,540,000	614	$2,508
Jul 2026	1BR	$1,028,000	441	$2,331
Jul 2026	3BR	$2,341,000	904	$2,590
Jun 2026	2BR	$1,880,000	764	$2,461
Apr 2026	2BR	$1,980,000	721	$2,746
Apr 2026	1BR	$1,282,000	527	$2,433
Mar 2026	1BR	$908,000	420	$2,162
Feb 2026	2BR	$1,645,000	614	$2,679
Jan 2026	2BR	$1,645,000	635	$2,591
Dec 2025	2BR	$1,800,000	721	$2,497

Price Action

Falling−4.8%Last 12 months$2,508 psf

Beds

PSF (S$)27 sales · Aug 2024 to Jul 2026

typical range, $2,464 to $2,68512 month medianone sale

Tap or hover any point

Find out the value of my home

Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of THE M

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

Tap or hover any point

Which Projects Make Up The Supply

haio+

Demand vs supply: a haio+ feature

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	233	45%	409-657 sqft	S$4,130/mo*	~4.7%· low sample (4 sales)	137
2BR	272	52%	592-980 sqft	S$5,100/mo	~3.2%	212
3BR	17	3%	904-1,012 sqft	S$6,500/mo*	~3.3%· low sample (1 sale)	7

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

25 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Midtown Modern	159 m	Aug 2026		Resale	3BR	$2,550,000	904	$2,821
Midtown Modern	159 m	Jul 2026		Resale	1BR	$1,110,000	409	$2,714
Midtown Bay	214 m	Jul 2026		Resale	2BR	$2,598,000	754	$3,446
Duo Residences	263 m	Jun 2026		Resale	3BR	$3,286,800	1,528	$2,151
Duo Residences	263 m	Jun 2026		Resale	1BR	$1,310,000	560	$2,339
Duo Residences	263 m	Jun 2026		Resale	2BR	$2,330,000	1,012	$2,302
Midtown Modern	159 m	May 2026		Subsale	4BR	$6,008,888	1,808	$3,324
Midtown Bay	214 m	May 2026		Resale	2BR	$3,000,000	1,012	$2,964
Midtown Bay	214 m	Apr 2026		Resale	2BR	$1,850,000	754	$2,454
Tanqueelan Suites	99 m	Nov 2022		Resale	2BR	$1,350,000	754	$1,790
Hong Building	277 m	May 2022	—	Resale	—	$1,422,850	1,367	$1,041
75BR	83 m	12 Apr 2021	—	Resale	—	$8,400,000	5,447	$1,542
Liang Seah Court	77 m	05 Jan 2021		Resale	1BR	$1,050,000	581	$1,807
The 101	106 m	08 Dec 2020		Resale	2BR	$1,650,000	1,033	$1,597
Tanqueelan Suites	99 m	23 Mar 2020		Resale	2BR	$2,088,888	1,216	$1,718
Heritage Place	108 m	29 Jul 2019		Resale	—	$1,650,000	990	$1,667
Heritage Place	108 m	17 Jul 2019		Resale	—	$1,700,000	980	$1,735
Liang Seah Court	77 m	12 Jul 2018		Resale	2BR	$2,100,000	1,206	$1,741
Tanqueelan Suites	99 m	03 May 2018		Resale	2BR	$1,050,000	764	$1,374
The 101	106 m	28 Aug 2015		Resale	2BR	$1,500,240	840	$1,786

Nearby Condos

37 within 1 km

This property

$2,590

psf · 26 sales

Lowest

$964

psf

Average

$2,096

psf

Highest

$3,538

psf

The M sits 24% above the nearby average for the last 2 years of sales.


—	The MThis property	LH	2023	$2,590
77 m	Liang Seah Court	FH	1997	—
83 m	75BR	FH	—	—
99 m	Tanqueelan Suites	FH	—	—
102 m	Boon Sing Building	FH	1985	—
106 m	The 101	FH	1986	—
108 m	Heritage Place	FH	1998	—
159 m	Midtown Modern	LH	2025	$3,049
214 m	Midtown Bay	LH	2024	$3,347
263 m	Duo Residences	LH	2017	$2,245
277 m	Hong Building	FH	—	—

Blank where there are no recent sales.

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

Profit & Loss

37 realized resale exits at THE M.32 profitable, 5 at a loss.Median 1.93%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	12	5y 0m	$2,380	$2,598	S$73,488	1.44%
2BR	15	5y 5m	$2,379	$2,679	S$209,400	2.64%
3BR	5	5y 3m	$2,378	$2,719	S$256,100	2.55%
Total	32	5y 2m	$2,379	$2,657	S$180,550	2.23%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
1BR	4	5y 7m	$2,435	$2,352	S$-52,050	-0.89%
2BR	1	3y 9m	$2,756	$2,591	S$-105,000	-1.65%
Total	5	5y 1m	$2,469	$2,372	S$-99,900	-1.65%

Exit Risk

If you bought at THE M today: ~$2,508 psf.Resale median, last 12 months, 13 sales.

Where current owners entered (psf)

today ~$2,508

$2,207 p5median $2,495p95 $2,983

Your entry price$2,510 psf

53.3%

≈ upper mid-range for this project

of current owners entered below $2,508 psf — they could sell below your entry and still profit.

50.7%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

Where does your window face?

West-facing, through the year

Sun position

7a9a11a1p3p5p7p

Sun off to the sideStraight at the window

August in detail

6 am9 am12 pm3 pm6 pm8 pm

Sun within 60° of this facing
…during the 2–6 pm heat peak

Sun is on a West-facing window: 1:24 pm – 7:06 pm (5 h 42 m total). In the 2–6 pm heat peak: 2:00 pm – 6:00 pm.

Sun at 3:30 pm on 31 Aug: azimuth 283° (WNW), elevation 53°.

What’s Around

Primary Schools

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
St. Margaret'S School (Primary)Phase 2C · 125 applied · 113 places	1.19 km	1–2 km	No ballot	125	113
Farrer Park Primary SchoolPhase 2C · 24 applied · 129 places	1.62 km	1–2 km	No ballot	24	129
Anglo-Chinese School (Junior)Phase 2C · 95 applied · 61 places	2.09 km	2 km?	Balloted · ≤ 1 km	95	61
blocks 30, 32, 36 & 38 borderline for the 2 km bandPhase 2C balloted at the ≤ 1 km group in 2025. Whether this home falls inside that line is borderline for our straight-line measure — check MOE's School Query below.

One school is measured to its registered location rather than the school boundary, because we hold no land parcel for it: Anglo-Chinese School (Junior). Those distances read longer than MOE’s, so a band near the line is left unconfirmed over a wider margin.

Amenities

Where Else You Can Buy

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Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for THE M

Beds

	01	02	03	04	05	06	07	08	09
20	#20-018932BR	#20-021,0123BR	#20-037322BR	#20-047322BR	#20-057432BR	#20-069042BR	#20-076241BR	#20-086571BR	#20-096571BR
19	#19-017432BR	#19-029043BR	#19-035922BR	#19-045922BR	#19-056352BR	#19-067322BR	#19-074841BR	#19-085271BR	#19-095271BR
18	#18-017432BR	#18-029043BR	#18-035922BR	#18-045922BR	#18-056352BR	#18-067322BR	#18-074841BR	#18-085271BR	#18-095271BR
17	#17-017432BR	#17-029043BR	#17-035922BR	#17-045922BR	#17-056352BR	#17-067322BR	#17-074841BR	#17-085271BR	#17-095271BR
16	#16-017432BR	#16-029043BR	#16-035922BR	#16-045922BR	#16-056352BR	#16-067322BR	#16-074841BR	#16-085271BR	#16-095271BR
15	#15-017432BR	#15-029043BR	#15-035922BR	#15-045922BR	#15-056352BR	#15-067322BR	#15-074841BR	#15-085271BR	#15-095271BR
14	#14-017432BR	#14-029043BR	#14-035922BR	#14-045922BR	#14-056352BR	#14-067322BR	#14-074841BR	#14-085271BR	#14-095271BR
13	#13-017432BR	#13-029043BR	#13-035922BR	#13-045922BR	#13-056352BR	#13-067322BR	#13-074841BR	#13-085271BR	#13-095271BR
12	#12-017432BR	#12-029043BR	#12-035922BR	#12-045922BR	#12-056352BR	#12-067322BR	#12-074841BR	#12-085271BR	#12-095271BR
11	#11-017432BR	#11-029043BR	#11-035922BR	#11-045922BR	#11-056352BR	#11-067322BR	#11-074841BR	#11-085271BR	#11-095271BR
10	#10-017432BR	#10-029043BR	#10-035922BR	#10-045922BR	#10-056352BR	#10-067322BR	#10-074841BR	#10-085271BR	#10-095271BR
09	#09-017432BR	#09-029043BR	#09-035922BR	#09-045922BR	#09-056352BR	#09-067322BR	#09-074841BR	#09-085271BR	#09-095271BR
08	#08-017432BR	#08-029043BR	#08-035922BR	#08-045922BR	#08-056352BR	#08-067322BR	#08-074841BR	#08-085271BR	#08-095271BR
07	#07-017432BR	#07-029043BR	#07-035922BR	#07-045922BR	#07-056352BR	#07-067322BR	#07-074841BR	#07-085271BR	#07-095271BR
06	#06-017432BR	#06-029043BR	#06-035922BR	#06-045922BR	#06-056352BR	#06-067322BR	#06-074841BR	#06-085271BR	#06-095271BR
05	#05-017432BR	#05-029043BR	#05-035922BR	#05-045922BR	#05-056352BR	#05-067322BR	#05-074841BR	#05-085271BR	#05-095271BR
04	#04-017432BR	#04-029043BR	#04-035922BR	#04-045922BR	#04-056352BR	#04-067322BR	#04-074841BR	#04-085271BR	#04-095271BR

1BR2BR3BR· tile shows strata sq ft

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Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Where does your window face?

West-facing, through the year

August in detail

Commute reach

Stack View