Short answer: Midtown Modern is a 558-unit, 99-year leasehold condo in two 30-storey towers on Tan Quee Lan Street (District 7), directly above Bugis MRT station. Developed by GuocoLand, Hong Leong Holdings and Hong Realty, it sold 61% of units on its March 2021 launch weekend at an average S$2,800 psf, was fully sold by December 2024 and completed in January 2025.
Reviewed 30 September 2026. This page replaces an earlier version that contained incorrect facts; see the correction note at the end.
What is Midtown Modern?
| Developer | Joint venture of GuocoLand (60%, through Midtown Modern Pte Ltd), Hong Leong Holdings and Hong Realty |
| Address | 16 Tan Quee Lan Street, Singapore 188144 (south tower) and 18 Tan Quee Lan Street, Singapore 188105 (north tower); shops at 20 Tan Quee Lan Street (District 7) |
| Part of | Guoco Midtown master development (as Guoco Midtown II) |
| Tenure | 99-year leasehold from 10 December 2019 (about 92 years left in September 2026) |
| Buildings | Two 30-storey towers, 125.3 m tall, with first-storey retail |
| Units | 558 (one-bedroom to four-bedroom premium, plus two penthouses) |
| Site area | 11,530.8 sq m (about 124,118 sq ft); plot ratio 4.52 |
| Car park | 282 lots |
| Architects | ADDP Architects and ipli Architects; landscape by Ortus Design |
| Main contractor | Tiong Seng Contractors |
| Launched | 20 March 2021 (sales weekend 19 to 21 March) |
| Completed | January 2025 |
| Nearest MRT | Bugis interchange (East-West and Downtown lines), directly below the development |
Sources: GuocoLand, 3 March 2021 and its fact sheet (developers, addresses, lease, storeys, units, site, architects, launch date); GuocoLand 1H FY25 results (completion); GuocoLand Annual Report 2026 (60% stake); addresses confirmed on OneMap.
Midtown Modern or Midtown Bay? They are two different condos in the same Guoco Midtown master development. Midtown Modern is the 558-unit, two-tower project on Tan Quee Lan Street, above Bugis station. Midtown Bay is a separate 219-unit, single-tower condo on Beach Road. See our Midtown Bay review.
Who won the Tan Quee Lan Street site, and at what price?
The government land sale tender closed on 5 September 2019 with two bids. The top bid, S$800.19 million or S$1,535 psf per plot ratio, came from GuocoLand with two Hong Leong Holdings subsidiaries, Intrepid Investments and Hong Realty; the other bid was from City Developments and MCL Land (EdgeProp, 5 September 2019). EdgeProp estimated the site could yield about 580 homes; the final design has 558.
We checked the arithmetic: EdgeProp gives a gross floor area of 521,301 sq ft, and S$800.19 million ÷ 521,301 sq ft is about S$1,535 psf ppr.
What unit types does Midtown Modern have?
| Type | Size (sq ft) |
|---|---|
| 1-bedroom | 409 to 474 |
| 2-, 3- and 4-bedroom | GuocoLand did not publish a size range for these in its launch release |
| 4-bedroom premium | 1,733 to 1,808 |
| 4-bedroom penthouse | 3,272 (one unit) |
| 5-bedroom penthouse | 3,520 (one unit) |
Source: GuocoLand, 3 March 2021. GuocoLand also offered buyers the option of combining two 4-bedroom premium units into a duplex for multi-generation families.
Facilities sit mainly on a Level 3 garden deck, part of more than 1 hectare of gardens and landscaped areas, and include a 50 m pool, a tennis court, a clubhouse, a gym, a hot spring, a tea house, a Grand Lawn, a children's play area and a pets' corner, with dining pavilions on both tower roofs. Residents have lift access from the lobby down to Bugis station. Next to the lobby is Midtown Common, a public space ringed by more than 20,000 sq ft of shops and restaurants (GuocoLand, 3 March 2021). GuocoLand's Annual Report 2026 says this retail podium opened in May 2025.
How much did Midtown Modern sell for?
| Date | Figure | Source |
|---|---|---|
| Launch weekend, 19 to 21 March 2021 | 340 of 558 units sold (61%) at an average S$2,800 psf; 1-bedroom from S$1.17 million; 5-bedroom penthouse sold for S$14.83 million (S$4,213 psf) | EdgeProp, 22 March 2021 |
| As at December 2024 | Fully sold | GuocoLand, 27 January 2025 |
| 12 months to September 2026 (resales) | Average S$2,966 psf; range S$2,714 to S$3,323 psf | EdgeProp project page, checked 30 September 2026 |
We checked the arithmetic: 340 ÷ 558 is 60.9%, and S$14.83 million ÷ 3,520 sq ft is S$4,213 psf. EdgeProp reported that about 85% of launch-weekend buyers were Singaporeans and 15% foreigners, and that close to 90% of the one- and two-bedroom units sold that weekend.
SG Properties estimate: the EdgeProp 12-month average (S$2,966 psf) is about 6% above the launch-weekend average (S$2,800 psf): 2,966 ÷ 2,800 = 1.059. The two figures cover different units, and the resale figure does not include buyers' stamp duties or financing costs, so this is only a rough comparison, not a measure of return.
How far is Midtown Modern from the MRT?
It is built directly above Bugis MRT interchange station, served by the East-West and Downtown lines, and GuocoLand says residents' secured lifts give direct access to the station (GuocoLand, 3 March 2021). Using OneMap coordinates, the north tower at 18 Tan Quee Lan Street is about 30 m in a straight line from Bugis station's Exit D. Bencoolen station (Downtown Line) is about 700 m away in a straight line, and City Hall about 800 m. GuocoLand says Guoco Midtown's underpasses and sheltered walkways give covered access to the North-South and Circle lines; check OneMap for your own route.
Who might Midtown Modern suit?
This is a summary of trade-offs, not a recommendation. What is distinctive: it sits directly on top of an MRT interchange in the Downtown Core, yet has the full facilities of a suburban condo, including a 50 m pool and a tennis court set in more than 1 hectare of gardens, which GuocoLand described at launch as unique for a CBD condo. The trade-offs: prices have averaged close to S$3,000 psf in resales over the past year, the lease started in December 2019, and the area around Bugis is busy with shoppers and visitors. Our guides on lease decay and ABSD explain how lease length and stamp duties affect a purchase.
FAQ
Who is the developer of Midtown Modern? A joint venture of GuocoLand, Hong Leong Holdings and Hong Realty. GuocoLand holds 60% of Midtown Modern Pte Ltd.
Is Midtown Modern freehold? No. It is a 99-year leasehold from 10 December 2019.
How many units does Midtown Modern have? 558 units in two 30-storey towers, from 409 sq ft one-bedders to a 3,520 sq ft five-bedroom penthouse.
When was Midtown Modern completed? GuocoLand reports it was completed in January 2025.
Is Midtown Modern connected to Bugis MRT? Yes. It is built above Bugis interchange station, and residents' lifts give direct access to the station.
Is Midtown Modern sold out? Yes. GuocoLand said it was fully sold as at December 2024. Units now change hands only on the resale market.
Correction
30 September 2026: An earlier version of this page gave the address as 20 Tan Quee Lan Street (that is the retail address; the homes are at 16 and 18), named GuocoLand as sole developer (it is a joint venture with Hong Leong Holdings and Hong Realty), said the lease began in 2018 (it began on 10 December 2019) and said it was completed in 2024 (GuocoLand reports January 2025). It said units ran from studios of about 452 sq ft to four-bedders of 1,636 sq ft; there are no studios, and units run from 409 sq ft one-bedders to 1,808 sq ft four-bedroom premium units, plus penthouses of 3,272 and 3,520 sq ft. It put Bugis MRT six minutes away (the project is built above the station) and Bencoolen four minutes away (about 700 m in a straight line), and claimed about 200,000 sq ft of office and retail space (Midtown Modern's own retail is more than 20,000 sq ft). Unsupported comparisons, neighbourhood claims and rental-yield comments were removed, as was an offer of a paid "full report".
Disclaimer: This page is for information only and is not investment advice. SG Properties is not a licensed estate agency and is not affiliated with the developer.
Sources
- GuocoLand: GuocoLand to launch Midtown Modern with city living in nature concept, with fact sheet (3 March 2021)
- GuocoLand: GuocoLand introduces future-ready Midtown with Guoco Midtown master development (20 August 2020)
- GuocoLand: Lentor Modern and Midtown Modern fully sold (27 January 2025)
- GuocoLand: 1H FY25 results media release (completion date)
- GuocoLand Annual Report 2026 (ownership, retail opening)
- EdgeProp: GuocoLand bids $800.2 mil for site on Tan Quee Lan Street (5 September 2019)
- EdgeProp: Midtown Modern sees 61% of units sold over launch weekend (22 March 2021)
- EdgeProp: Midtown Modern project page (checked 30 September 2026)
- OneMap (Singapore Land Authority) (addresses, coordinates)
Related reading
Ask a question
Questions about a project, prices, ABSD, loans or timing? We reply by email within one working day, and can connect you with a CEA-licensed partner agent if you'd like help with viewings or buying.
Get new launch updates
Prices, preview dates and sales results for Singapore new launches, when they are officially released. Free, and you can unsubscribe any time.