Midtown Modern @ Tan Quee Lan, Bugis

Guoco Midtown Modern condo

Midtown Modern is a new launch mixed-use development above Bugis MRT station.

This is a project that is by no means similar to any other condominium nearby.

What so unique is that they are linked to a massive Grade A office spaces, retail and F&B outlets.

How will Guoco Midtown Modern transform Bugis?

If you heard of what Guocoland offered in 2020, it was under Guoco Midtown I development with a residential tower housing 219 units only.

This time around, they will develop Guoco Midtown II with 558 luxurious units, plus a commercial space of 21,528s sqft on the 1st floor.

Midtown Modern is jointly developed by Guocoland, Hong Leong Holdings, and Hong Realty.

The condo sits on a land size of close to 125,000 sqft, which is about 55% larger than the latest new launch nearby, The M.

Midtown Modern Condo Detail

Project Name Midtown Modern (Guoco Midtown II)
Developer Joint venture between GuocoLand, Hong Leong Holdings and Hong Realty
Address 16 Tan Quee Lan Street, Singapore 188144 (Resi South tower)
18 Tan Quee Lan Street, Singapore 188105 (Resi north tower)
20 Tan Quee Lan Street, Singapore 188107 (Commercial at 1st storey)
Directly Above Bugis MRT Interchange (East-West Line & Downtown Line)
District D07
Property Type 2 Towers of 30-Storey Private Residential with Commercal at 1st Storey
Tenure 99 years leasehold w.e.f. 10 Dec 2019
Site area 11,531 sqm / 124,122 sqft
Total Units 558
Unit Mix 1 Bedroom (409 - 474 sqft)
2 Bedroom (592 - 721 sqft)
3 Bedroom (904 - 1066 sqft)
4 Bedroom (1432 - 1464 sqft)
4 Bedroom Premium (1733 - 1808 sqft)
Penthouse (3272 - 3520 sqft)
Expect TOP Date 3rd Quarter 2025
Artchitect ipli Architects, ADDP Architects LLP
Landscape Architect Ortus Design Pte Ltd
Lighting Consultant The Lightbox Pte Ltd
Main Contractor Tiong Seng Contractors Pte Ltd
Structural Consultants KCL Consultants Pte Ltd
M&E Consultants United Project Consultants Pte Ltd

World-Class Integrated Development

By combining 2 sites, this is a mega integrated development in the core central region (CCR) of Singapore, with a massive land size of 350,000 sqft.

Integrated Development Guoco Midtown Modern Bugis

It will comprise:

  1. A 30-storey office tower with 770,000 sqft of premium Grade A office space
  2. 3 concept Retail Clusters with around 5,000 sqm F&B and retail space
  3. Two condominiums with 777 units — Midtown Bay and Midtown Modern
  4. A 5-storey Network Hub building, a purpose-built business, and social networking club. The network hub is designed as a members-only business and social club that caters to both office tenants at Guoco Midtown and residents at Midtown Bay and Midtown Modern.

And all these will attract additional 10,000 office workers, residents, and visitors into the district.

In addition, Guoco Midtown has also joined the effort in sustainable development, Singapore green plan 2030.

Nearly 27% of total area of the entire building will be occupied by greeneries (30 thematic gardens and landscape).

Not only that, Guocoland will adopt new technology to collect, filter and reuse the rainwater. That will serve as 20% of Guoco Midtown’s usage.

Where is the Midtown Modern condo located?

Imagine living where you work, and working where you live! And no, we are not turning you into a virtual reality…

Midtown Modern condo location

Bugis MRT interchange is right below your home! This is the address many people dreaming about.

Midtown Modern is situated in the heart of Singapore’s bustling city center and is to be juxtaposed to a series of shophouses along Tan Quee Lan Street.

Actually, Midtown Modern is under Guoco Midtown II which is the extension from the Guoco Midtown I that includes Grade A office tower.


Seriously, unless you choose to, or you might not even want to travel out of the area at all.

Fortunately, Guocoland managed to bid both pieces of government land sales along Beach Road and Tan Quee Lan Street.

Now, they name it Guoco Midtown I and II.

Seamless Network around Guoco Midtown Modern Bugis

A new underground pedestrian network will be linking each other to Bugis MRT, an interchange for the East-West and Downtown Lines.

New Underground Pedestrian Network Guoco Midtown Modern to Bugis MRT

A new overhead bridge will be built to join from Guoco Midtown I to Suntec City.  where the offices and the Suntec City Mall is, as well as the Promenade MRT interchange for the Downtown and Circle Lines.

It will also be sheltered linked above ground to neighbouring buildings such as South Beach, which has a direct link to the Esplanade MRT station on the Circle Line; and is within a short walk to Raffles City and City Hall MRT interchange station for the North-South and East-West Lines.

So yes, we are near to 4 MRT stations and 3 of them are MRT interchange.

Train Stations Nearby:

  • Bugis MRT (DT14/EW12) – right below
  • Esplanade MRT (CC3)
  • City Hall MRT (EW13/NS25)
  • Promenade MRT (CC4/DT15)

Private Transport Accessibility:

To be frank, a car is not a necessity here given the convenience of public transport. Still, drivers have great access to major roads and highways. However, you may want to avoid the heavily congested come peak hour and ERP gantries in the area.

  • ECP (5 min through Ophir Road)
  • CTE (5 min through Fort Canning Link)

Primary Schools nearby:

  • Stamford Primary (within 1km)
  • St. Margaret’s Primary (between 1-2km)
  • Farrer Park Primary (between 1-2km)

Secondary Schools nearby:

  • Broadrick Secondary
  • Dunman High Secondary

Tertiary Schools nearby:

  • Singapore Management University (SMU)
  • Nanyang Academy of Fine Arts
  • School of the Arts (SOTA)
  • Laselle College of The Arts

Shopping nearby:

  • Bugis Junction (2 min through the underground network)
  • Bugis+
  • Bugis Cube
  • Suntec City Mall
  • Raffles City Shopping Centre
  • Millenia Walk
  • Marina Square
  • City Link

Who is the Developer?


Midtown Modern is jointly developed by Guocoland, Hong Leong Holdings, and Hong Realty.

Guoco Midtown Modern developer Guocoland

Just by hearing the name, you would know Guocoland is the developer of this project.

In 2019, the richest man in the UK, James Dyson bought the super penthouse at Wallich Residence, for $73.8mil. Built by Guocoland and it is now the tallest building in Singapore.

Another project with the concept “city living in a garden” – Martin Modern at River Valley is currently under construction and expect to be completed in 2021.

Other luxury masterpieces by Guocoland include Leedon Residence and Goodwood Residence.

So by now, you should know Guocoland is a high-end residential developer with top-notch quality.  However, before they moved into the high-end territory, they have completed several projects, and below are their portfolio:

  • Martin Modern (under development)
  • Meyer Mansion (under development)
  • Midtown Bay (under development)
  • Wallich Residence (2017)
  • Sims Urban Oasis (2017)
  • Leedon Residence (2015)
  • Goodwood Residence (2013)
  • and 30+ more…

Hong Leong Holdings is the investment arm of the Hong Leong Group.  They are also the parent company to City Development Limited (CDL).  Considering the portfolio under Hong Leong’s umbrella, they have completed hundreds of residential projects in Singapore.

Midtown Modern Condo Floor Plan & Price Guide

I got the full floor plan and will share whatever that has been provided by the developer soonest possible.

Midtown Modern site plan

Unit Type of Midtown Modern condo

Type Code Unit Size (sqft) No. of Units Remarks
1 Bedroom A1 409 84 No Balcony
A2 474 28
A3 474 28
A4 474 28
2 Bedroom B1 592 28 2 Bed 1 Bath No Balcony
B2 635 56 2 Bed 1 Bath
B3 721 55 2 Bed 2 Bath + Store
3 Bedroom C1 904 56 Open Concept Kitchen; No Household Shelter
C2 1,066 56 Enclosed Kitchen; Come with Household Shelter
C3 1,066 27 Enclosed Kitchen; Come with Household Shelter
4 Bedroom D1 1,432 27 Private Lift
D2 1,464 28 Private Lift
D3P 1,808 55 2 Balconies; Dry & Wet Kitchen; Private Lift
Penthouse PH1 3,272 1 4 Bedroom; Private Lift
PH2 3,502 1 5 Bedroom; Private Lift

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    Midtown Modern Floorplan 1 Bedroom

    This 1-bedroom type has no balcony. However, we do have other types that cum with a balcony. Stay tuned.

    Midtown Modern Floorplan 2 Bedroom
    Midtown Modern Floorplan 3 Bedroom
    Midtown Modern Floorplan 4 Bedroom
    Midtown Modern Floorplan 4 Bedroom Premium

    Latest Price Guide & Analysis:

    There are 4 newer projects nearby that can be take as reference.

    They are Duo Residences, South Beach, The M and Midtown Bay.

    Duo and South Beach have already TOP a few years back.

    For the past 24 months record, Duo Residences average price is $2,113psf. Whereas South Beach Residences set the benchmark price in District 7 above $3,300psf.

    Guoco Midtown Modern condo price

    In my previous video, I have mentioned the integrated development deserves a premium of 20% over the condo price nearby.

    The past transaction record at The M shows an average price of $2,461psf with almost 80% sold. Plus 20% will be $2,953psf.

    That’s also the average price at Midtown Bay.

    midtown modern condo estimated selling price

    Honestly, we don’t have the official price list as of now.

    There is the starting guide price given:

    Midtown Modern Official Price Guide

    • 1 Bedroom starts from $1.1xmil
    • 2 Bedroom starts from $1.4xmil
    • 3 Bedroom starts from $2.2xmil
    • 4 Bedroom starts from $3.6xmil
    • 4 Bedroom Premium starts from $4.5xmil

    Based on the land bid by Guocoland and Hong Leong, it translates to an estimated breakeven cost of $2,268psf.  After factor in the 20% profit margin, the selling price would be above $2,722psf.

    Meanwhile, the other project at the Guoco Midtown I, Midtown Bay had been transacted as low as $2,438psf to as high as $3,804psf.  We noticed that those transacted over $3,000psf were the 1 and 2-bedroom units.

    From the locality perspective, Midtown Modern should be a better location than Midtown Bay due to the direct access to the Bugis MRT interchange.

    Hence, if both priced the same, seems like Midtown Modern would be a better choice right?

    However, do take note that their TOP date is 3 years apart (Midtown Bay – 2022 and Midtown Modern – 2025).

    In conclusion,  if you are looking for your own stay, you may want to compare the surrounding in depth.

    In my opinion, if you are looking for an investment purpose, I would prefer Midtown Modern.

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