River Modern Fact Sheet
Below are some key facts and development details about River Modern:
| Detail | Description |
| Name of Development | River Modern |
| Developer | GuocoLand Limited |
| Address | River Valley Green Singapore |
| District | 9 (Core Central Region) |
| Site Area | Approx. 11,736 sqm (126,326 sq ft) |
| Land Use Zoning | Residential with Commercial at 1st Storey |
| Plot Ratio | 3.5 |
| Maximum Building Height | 36 storeys |
| No. of Blocks | 2 |
| No. of Units | 455 |
| Tenure | 99 years leasehold commencing from 7 February 2025 |
| Expected TOP | 2030 |
| Nearest MRT | Great World MRT (Thomson-East Coast Line) |
| Land Cost | $1,420 psf ppr |
What are the Prices for River Modern Condo?
Based on its land cost, recent new launch pricing trends in the Core Central Region, and comparable developments in River Valley, River Modern's launch prices are expected to range between $3,100 to $3,300 psf.
River Modern will be GuocoLand's second major residential development in the River Valley area, following the success of Martin Modern.
The River Modern’s site was secured through a Government Land Sales (GLS) tender in February 2025 by submitting a winning bid of $627.84 million for the 11,736 sqm (126,326 sq ft) land parcel, translating to a land rate of $1,420 psf per plot ratio.
In comparison to the recent GLS, River Modern has the highest land rate among the three others in the River Valley/Zion Road area (see table below):
| Development Name | Location | Price (psf ppr) | Awarded To |
| River Modern | River Valley Green Parcel B | $1,420 | GuocoLand |
| River Green | River Valley Green Parcel A | $1,325 | Wing Tai Holdings |
| Promenade Peak | Zion Road Parcel B | $1,304 | Allgreen Properties |
| Zyon Grand | Zion Road Parcel A | $1,202 | CDL and Mitsui Fudosan joint venture |
However, the higher land acquisition cost reflects the site’s superior location fronting Kim Seng Park and the Singapore River, as well as the developer’s confidence in River Valley's long-term potential.
About GuocoLand, River Modern's Developer
GuocoLand Limited is a leading real estate developer with a distinguished track record spanning over 45 years. Listed on the Singapore Exchange since 1978, it has established itself as a premier developer known for creating innovative, sustainable, and iconic developments across Singapore, China, Malaysia, and Vietnam.
Its impressive portfolio includes some of Singapore's most prestigious addresses. These include Guoco Tower, featuring the luxurious Wallich Residence and the 5-star Sofitel Singapore City Centre.
Some of its recent residential projects are Springleaf Residence, Lentor Mansion, Lentor Modern, Midtown Modern, and Midtown Bay.
River Modern Condo Location
River Modern is located along River Valley Green in Singapore's prestigious District 9. Running next to the development is Kim Seng Park and the historical Singapore River, offering residents a modern and serene lifestyle infused with a rich heritage.
Directly linked to the Great World MRT station and a short stroll to the Havelock MRT station on the Thomson-East Coast Line, it offers excellent transport connectivity to Orchard Road, the Central Business District, Marina Bay, and beyond.
The surrounding neighbourhood features a mix of established private condominiums, including The Trillium, Yong Ann Park, The Cosmopolitan, and the newer Martin Modern.
Nearby amenities include the Great World Shopping Centre, Zion Riverside Food Centre and a variety of small eateries, providing upscale living with the convenience of urban amenities.
River Valley Primary School, one of Singapore's most popular primary schools, is within a 1km radius, offering families priority admission under the Ministry of Education's distance-based allocation system for Primary 1 registration.
A Brief Background About River Valley
The River Valley area is one of Singapore's most coveted residential addresses, combining rich heritage with modern convenience. In the early 19th century, the neighbourhood attracted wealthy merchants and prominent families who built grand estates along the river.
Today, River Valley has evolved into a sophisticated urban enclave that successfully blends cosmopolitan living with neighbourhood charm.
The area has undergone significant transformation in recent years, with new residential developments complementing the existing landscape while major lifestyle precincts like Robertson Quay have matured into dining and entertainment destinations.
A Blend of Heritage & Modernity
Despite extensive redevelopment, River Valley has retained elements of its heritage character. Historical buildings such as the Church of Saint Bernadette and Sri Thendayuthapani Temple, as well as conserved shophouses, reflect the area's multicultural past, which adds a distinctive character to the modern skyline.
This harmonious blend of old and new creates a unique residential environment where contemporary luxury developments coexist with heritage architecture, offering residents a living experience that honours the past while embracing the future.
Church of St Bernadette
Sri Thendayuthapani Temple
Transport Connectivity
Great World and Havelock MRT Stations
River Modern enjoys outstanding transport connectivity, with Great World MRT station on the Thomson-East Coast Line located right at its doorstep, and the Havelock MRT station a short stroll away.
This provides direct access to key areas across Singapore, from the Central Business District to Woodlands Regional Centre in the north and the future Changi Airport Terminal 5 in the east.
The development's strategic location places residents just one stop from the Orchard MRT interchange, offering connections to the North-South Line. Additional nearby interchanges include:
- Outram MRT Interchange (Thomson-East Coast/East-West/North-East Lines): 2 stops
- Stevens MRT Interchange (Thomson-East Coast/Downtown Lines): 4 stops
- Marina Bay MRT Interchange (Thomson-East Coast/North-South/Circle Lines): 5 stops
Major Expressways
For residents who drive, the Central Expressway (CTE) and Ayer Rajah Expressway (AYE) are easily accessible within five to six minutes, providing efficient connections to Jurong, Changi Airport, and other parts of Singapore.
These expressways enable convenient travel to business parks at One-North, Jurong Lake District, and the northern regions such as Woodlands Regional Centre.
Shopping Malls Near River Modern Condo
Great World City Shopping Centre
Being a mixed development, residents of River Modern enjoy direct access to commercial outlets and shops.
But, for a wider choice of lifestyle amenities, the Great World City shopping centre is just a 5-minute walk away via an underpass. It provides residents with comprehensive retail, dining, and entertainment options right at the doorstep.
The other shopping destinations nearby are:
- Orchard Road Shopping Belt: Singapore's premier shopping district, just one MRT stop away, featuring iconic malls like ION Orchard, Paragon, Takashimaya, and Ngee Ann City.
- Valley Point Shopping Centre: A neighbourhood mall with essential services and dining options.
Leisure and Entertainment Options
River Modern is a stone’s throw from Singapore's vibrant riverside entertainment districts.
Robertson Quay offers sophisticated waterfront dining and wine bars, while Clarke Quay buzzes with nightlife, live music, and entertainment venues.
Boat Quay, one of Singapore's historical districts, combines heritage charm with contemporary bars and restaurants.
Together, these riverside precincts create a dynamic lifestyle hub where residents can enjoy everything from quiet dinners to vibrant nightlife, all within a short distance from home.
Alkaff Bridge at Robertson Quay
CQ @ Clarke Quay
Food Centres and Eateries
Zion Road Riverside Food Centre
Zion Riverside Food Centre, a beloved hawker centre known for its authentic local cuisine, is within walking distance.
Some of the popular stalls there include Zhi Wei Xian Zion Road Big Prawn Noodle, Lau Goh Teochew Chye Thow Kway, and Mohamed Sultan Road Hot & Cold Cheng Tng.
Tiong Bahru Market & Food Centre, another popular dining destination with a wet market on the ground floor, is accessible via a short bus ride.
The surrounding neighbourhood offers an impressive variety of restaurants, cafes, and eateries catering to diverse tastes and budgets, from casual local establishments to upscale international dining venues.
Green Spaces & Recreation
The Singapore River is one of the area’s natural highlights, along with its conserved warehouses, that have been repurposed for modern commercial uses, such as shopping malls, offices, and a boutique hotel (The Warehouse Hotel).
With its scenic waterfront promenades, it is a popular avenue for jogging, cycling, or leisurely walks.
Kim Seng Park, located next to River Modern, provides a peaceful green space with fitness equipment and lawn areas for relaxation and recreation.
Meanwhile, the extensive park connector network links River Valley to other parts of Singapore, enabling residents to cycle to Marina Bay, the CBD, or venture further afield to explore the island's green corridors.
Kim Seng Park
Conserved Godown at the Singapore River
River Valley Primary School
Singapore Management University (SMU)
International Schools
The River Valley area hosts numerous international schools, making it particularly attractive for expatriate families and Singaporeans seeking international curricula:
- Dimensions International College (River Valley Road)
- Astor International School (Kay Siang Road)
- Invictus International School (Loewen Road)
- Melbourne International School (Loewen Road)
- EtonHouse International School (Tanglin Road)
- Dynamics International School (Orchard Road)
- Furen International School (Claymore Hill)
- NPS International School (Scotts Road)
- Knightsbridge House International School (Jalan Bukit Merah)
River Modern’s Investment Potential
River Modern’s proximity to the Central Business District makes it highly desirable for professionals employed in Singapore’s financial hub, the third largest globally.
With direct and convenient access via the MRT network to key employment nodes such as Raffles Place, Marina Bay Financial Centre, and Shenton Way, this ensures a ready pool of high-income tenants, helping to sustain rental demand.
Furthermore, its location within the prime District 9, near Orchard Road, enhances its appeal to discerning homeowners and long-term investors.
The ongoing transformation of the Greater Southern Waterfront into a major mixed-use, live-work-play waterfront district further adds to River Modern’s long-term investment prospects.
URA Master Plan 2025 for River Valley
The Urban Redevelopment Authority Draft Master Plan 2025 aims to strengthen River Valley's position as a premier residential and lifestyle destination in Singapore.
Key Development Strategies:
The plan focuses on three areas:
- Enhancing the Singapore River corridor with upgraded promenades and improved waterfront connectivity
- Creating quality public spaces for community interaction
- Promoting mixed-use developments that integrate residential, commercial, and recreational facilities
Strategic Positioning:
Being part of the Central Area, River Valley benefits from its proximity to the Central Business District and Orchard Road. The Master Plan emphasises maintaining the area's unique character while introducing contemporary urban living elements that cater to diverse resident profiles.
Infrastructure and Connectivity:
Enhanced transport links include improved pedestrian and cycling networks connecting to city-wide infrastructure, reducing reliance on private vehicles while improving accessibility and liveability.
Long-term Vision:
By combining heritage conservation with modern development, the Master Plan ensures River Valley remains a sought-after address. By strategically introducing mixed-use development to create a vibrant, self-contained precinct, it will appeal to both homebuyers and investors.
Comparative Market Analysis
Among the recent residential launches in River Valley and Zion Road, River Modern is the smallest development with 455 units, yet it commands the highest land acquisition cost at $1,420 psf ppr (refer to table below).
This land premium can be attributed to its superior siting adjacent to Kim Seng Park and facing the Singapore River, which enhances both lifestyle appeal and long-term value.
Given that recent launches in the vicinity have recorded strong take-up rates, this indicates healthy demand for well-located projects in the core central region.
Hence, River Modern is expected to perform well, particularly given its prime District 9 status, which is perceived as more prestigious when compared with District 3 developments such as Promenade Peak and Zyon Grand.
Nevertheless, the pricing strategy will be key. An average selling price in the range of $3,100 psf to 3,300 psf will be an acceptable level when compared to recent new launches in River Valley (River Green) and Zion Road (Promenade Peak and Zyon Grand) nearby, as well as other District 9 and 10 projects such as The Roberson Opus, Upperhouse at Orchard Boulevard, and Skye at Holland.
The table below offers an overview of the performances of the new launches mentioned and their land cost.
| Development Name | District No. | No. of Units | Launch Date | Av. Launch Price | % Sold on Launch Date | Land Cost |
| River Modern | 9 | 455 | - | - | - | $1,420 psf ppr |
| River Green | 9 | 524 | August 3, 2025 | $3,130 psf | 87.8% | $1,325 psf ppr |
| Promenade Peak | 3 | 596 | August 3, 2025 | $3,343 psf (Premium Tier) $2,894 psf (Lower Tier) |
53.7% | $1,304 psf ppr |
| Zyon Grand | 3 | 706 | October 26, 2025 | $3,050 psf | 83.6% | $1,202 psf ppr |
| The Robertson Opus | 9 | 348 | Jul 2025 | $3,360 psf | 41.1% | N/A |
| Upperhouse at Orchard Boulevard | 10 | 301 | Jul 2025 | $3,350 psf | 53.8% | $1,616 psf ppr |
| Skye at Hollard | 10 | 666 | Oct 2025 | $2,953 psf | 98.8% | $1,285 psf ppr |
10-Year Average Price Trends: CCR vs RCR & CCR vs OCR
The two charts below compare the 10-year average price per square foot (psf) trends for new launches, comparing the Core Central Region (CCR) against both the Rest of Central Region (RCR) and Outside Central Region (OCR).
Chart 1 (CCR vs RCR): The price premium narrowed significantly from +55.12% to +5.16% over the past decade.
Chart 1: CCR vs RCR 10-Year Average Price Trend
Chart 2 (CCR vs OCR): Similarly, the gap decreased from +96.91% to +37.23%.
Chart 2: CCR vs OCR 10-Year Average Price Trend
This narrowing of price differentials suggests that non-prime regions have largely caught up in pricing. As a result, further compression appears limited, while a price gap correction is viewed as a strong possibility.
Hence, this makes prime district properties relatively more attractive to both homebuyers and investors.
This has spurred renewed interest in prime district properties, which also include the Upperhouse at Orchard Boulevard, The Robertson Opus, and Skye at Holland recently.
As of January 12, 2026, they have achieved sales rates of 75.42%, 56.03%, and 99.1%, respectively.
Conclusion
River Modern presents a compelling investment proposition in Singapore’s prime District 9, supported by its strategic location, strong developer reputation, and access to a plethora of lifestyle offerings.
Its proximity to Kim Seng Park and the Singapore River, seamless connectivity to Great World MRT Station and Great World City, and access to established schools, will appeal to both discerning owner-occupiers and astute investors.
Taken together with its strong locational attributes and the current cyclical market dynamics, River Modern offers not only a high-quality living environment but also strong long-term investment potential within an exclusive private residential enclave.
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