River Modern Review: River Valley Green, District 9, 455 Units
River Modern in River Valley Green: 99-year leasehold, 455 units by GuocoLand. Location, unit mix, prices, plans and how it sold.
River Modern sold 410 of its 455 homes in the launch weekend of 7 March 2026, at an average of S$3,266 psf, EdgeProp reported from GuocoLand’s figures. The guide price at the preview was lower: from S$2,877 psf for a 538 sq ft 2-bedroom, according to the GuocoLand press release. That starting price is about 19% above the middle value of the resale prices of the older leasehold condos around it, level with Riviere, the newest leasehold condo in the comparison below, and under the S$3,130 psf median of the new sales at River Green, another recent launch in the same district. The project has 455 homes in two 36-storey towers on a 99-year lease, directly connected to Great World MRT.
Latest updates
6 months after launch (August 2026)
As at August 2026, URA developer sales show 430 of the 455 homes put on sale sold (95%), from 416 (91%) in March 2026. The median psf of the month’s new sales was S$3,571, against S$3,220 in March 2026. That leaves 25 of the 455 homes in the project unsold.
3 months after launch (May 2026)
As at May 2026, URA developer sales show 423 of the 455 homes put on sale sold (93%), from 416 (91%) in March 2026. The median psf of the month’s new sales was S$3,464, against S$3,220 in March 2026. A median moves with the mix of homes sold in the month, so it is not a price index. That leaves 32 of the 455 homes in the project unsold.
1 month after launch (March 2026)
URA developer sales for March 2026, the launch month, show 416 of the 455 homes put on sale had sold (91%), at a median of S$3,220 psf for the month’s new sales.
River Modern at a glance
| Fact | Detail |
|---|---|
| Developer | GuocoLand (legal developer: River Modern Pte. Ltd.) |
| Address | 5 River Valley Green, District 9 (River Valley) |
| Tenure | 99 years from 13 May 2025 |
| Homes | 455 in 2 36-storey towers, from 2-bedroom (538 sq ft) to 4-bedroom, private lift (1,830 sq ft) |
| Site | 126,325 sq ft |
| Land | Government land sale site in February 2025 for S$627.8 million, about S$1,420 psf ppr |
| Architect | ipli Architects (design architect) and P&T Consultants (project architect) |
| Guide price | From S$2,877 psf. Example home: 2-bedroom, 538 sq ft, from S$1.548 million |
| Dates | Preview from 20 February 2026, sales launch 7 March 2026 |
| Expected TOP | Second half of 2030 (vacant possession 31 December 2032) |
Sources: GuocoLand press release, The Business Times and GuocoLand River Modern brochure (media press kit). The lead image, the other artist’s impressions and the plans are from GuocoLand’s media press kit.
Where it is: beside Kim Seng Park and Great World MRT
River Modern is at 5 River Valley Green, beside Kim Seng Park and the Singapore River, in the River Valley planning area (District 9). Great World MRT on the Thomson-East Coast Line is directly connected, with a sheltered link to the station, according to the developer, and the brochure says Orchard Road is one stop away and the Central Business District three. Great World City is joined by an underground pedestrian network, and the developer puts both Orchard Road and the CBD five minutes away by car. In a straight line from the site point, the nearest stations are Great World (about 230 m), Havelock (about 540 m) and Somerset (about 910 m), and Great World City is about 310 m away. Singapore General Hospital is about 1,500 m away. The site point comes from OneMap, and walking and driving routes are longer.
- River Modern
- MRT station
- Hospital
- Mall
- School
Source: planning-area boundaries from URA via data.gov.sg, stations from LTA via data.gov.sg, places found with OneMap. Drawn by Propwise; not to survey accuracy.
The press release adds that the Thomson-East Coast Line is to connect to Changi Airport Terminal 5 and to the Johor Bahru-Singapore RTS Link terminal at Woodlands North, without giving dates.
Schools: River Valley Primary across the road
River Valley Primary School is across the road: about 160 m in a straight line, and a one-minute walk by sheltered linkway, according to the developer. Between 1 and 2 km are Alexandra Primary School (about 1,170 m), St Margaret’s School (Primary) (about 1,720 m) and Anglo-Chinese School (Junior) (about 1,910 m). The Ministry of Education measures distance for Primary 1 registration in its own way, so check each school’s band on the MOE school locator.
| Place | Type | Straight-line distance |
|---|---|---|
| River Valley Primary School | School | about 160 m |
| Alexandra Primary School | School | about 1,170 m |
| St Margaret's School (Primary) | School | about 1,720 m |
| Anglo-Chinese School (Junior) | School | about 1,910 m |
Source: places found with OneMap (Singapore Land Authority), stations from LTA via data.gov.sg, Propwise calculation.
The land: S$1,420 psf ppr
GuocoLand won the River Valley Green (Parcel B) government land sale site in February 2025, paying S$627.8 million, about S$1,420 psf ppr, according to The Business Times. Psf ppr is the price per sq ft of potential gross floor area. The site is 126,325 sq ft, and the developer says more than 80% of it is landscaping and facilities. The Business Times called River Modern the fourth new condo launched in the River Valley area in about six months, after River Green, Promenade Peak and Zyon Grand.
Homes and layouts: 455 homes in 13 stacks
There are 175 two-bedroom homes (538 to 689 sq ft), 210 three-bedroom homes (797 to 1,109 sq ft) and 70 four-bedroom homes (1,464 and 1,830 sq ft), so more than 60% are three- and four-bedroom homes, the developer says. There are no 1-bedroom homes. Both four-bedroom types have a private lift. Each stack runs from level 2 to level 36.
| Type | Size (sq ft) | Homes | Levels | From (S$) |
|---|---|---|---|---|
| 2-bedroom (B1) | 538 | 70 | 2 to 36 | 1,548,000 |
| 2-bedroom (B2, B3, B4) | 646 to 689 | 105 | 2 to 36 | – |
| 3-bedroom (C1, C2, C3, C4) | 797 to 904 | 140 | 2 to 36 | 2,298,000 |
| 3-bedroom (large) (C5, C6) | 1,098 to 1,109 | 70 | 2 to 36 | – |
| 4-bedroom, private lift (D1) | 1,464 | 35 | 2 to 36 | 4,588,000 |
| 4-bedroom, private lift (D2) | 1,830 | 35 | 2 to 36 | – |
Sources: GuocoLand press release and GuocoLand River Modern brochure (media press kit).
The plan of the smallest home, the 538 sq ft type B1, shows a master bedroom and a second bedroom on either side of the living room, a kitchen by the entrance and one bathroom, the master bath. The 797 sq ft type C1 has three bedrooms and two bathrooms, with the third bedroom beside the kitchen. The 1,464 sq ft type D1 opens from a private lift lobby and has a 12 sqm balcony, a junior master bedroom, a household shelter and a yard with a WC next to the kitchen. The 1,098 sq ft type C5 adds a flex space beside the kitchen and a third bathroom by the entrance. The 1,830 sq ft type D2 has a junior master bedroom with its own bath, a walk-in wardrobe and a powder room, plus a household shelter, a store and a yard with a WC beside the kitchen.
Facilities and site plan
The 50-metre infinity pool has spa alcoves and scalloped lounges, and there is a separate kids’ pool and play patio. Other facilities listed in the brochure include a tennis court, the Grand Lawn with lawn patios and gourmet pavilions, a gym that looks out to greenery, a changing room with a steam room and an allotment garden. The clubhouse has two function rooms that can be combined and a viewing deck. A 170-metre nature trail lined with about 50 plant species runs next to Kim Seng Park. For 455 homes there are 355 car lots plus 5 accessible lots, or about 0.79 lots a home, and 12 electric-vehicle charging lots, according to the press release. The towers are built with prefabricated prefinished volumetric construction (PPVC), and the developer says the project is due to reach the Green Mark Platinum (Super Low Energy) level with the Maintainability Badge.
How the price compares with nearby condos
The starting price of S$2,877 psf is about 19% above the middle value of the median resale psf of the older leasehold condos nearby (S$2,422 psf), and level with Riviere, the newest leasehold condo, at S$2,857 psf. The older group is two projects: Martin Modern, GuocoLand’s own project from ten years ago, and UP@Robertson Quay, which has fewer resales and a lower median. The tables use URA caveats for the 24 months from Nov 2024 to Oct 2026 (the latest month is a month so far).
| Project | Street | Tenure | Resales | Median psf | Homes under 800 sq ft (resales) |
|---|---|---|---|---|---|
| River Modern (guide price) | River Valley Green | 99-yr from 2025 | – | S$2,877 from | – |
| Martin Modern | Martin Place | 99-yr from 2016 | 58 | S$2,775 | S$2,693 (24) |
| UP@Robertson Quay | Robertson Quay | 99-yr from 2011 | 8 | S$2,069 | S$2,077 (7) |
| Riviere | Jiak Kim Street | 99-yr from 2018 | 21 | S$2,857 | – |
| Rivergate | Robertson Quay | Freehold | 26 | S$2,970 | – |
| The Trillium | Kim Seng Road | Freehold | 12 | S$2,704 | – |
| Martin Place Residences | Martin Place | Freehold | 16 | S$2,768 | S$2,356 (4) |
| 8 Saint Thomas | St. Thomas Walk | Freehold | 13 | S$3,072 | – |
| Mirage Tower | Kim Seng Road | Freehold | 16 | S$2,336 | S$2,331 (5) |
| Project | Street | Tenure | New-sale caveats | Median psf |
|---|---|---|---|---|
| River Green | River Valley Green | 99-yr from 2024 | 497 | S$3,130 |
| Zyon Grand | Zion Road | 99-yr from 2024 | 637 | S$3,052 |
| Promenade Peak | River Valley Road | 99-yr from 2024 | 432 | S$2,945 |
Source: URA (caveats), Propwise calculation. Guide price: GuocoLand press release, 10 Feb 2026.
How it sold: S$2,877 psf to start, S$3,266 psf on average
GuocoLand previewed River Modern from 20 February 2026 and opened bookings on 7 March. At the preview the developer gave starting prices of S$2,877 psf for the 538 sq ft 2-bedroom, S$2,883 psf for the 797 sq ft 3-bedroom and S$3,134 psf for the 1,464 sq ft 4-bedroom, in its press release. In the launch weekend 410 of the 455 homes sold, over 90%, at an average of S$3,266 psf, according to EdgeProp on 8 March 2026. That average is S$389 psf, or about 14%, above the lowest starting price, a Propwise calculation. Stacked Homes reports that 88% of the 175 two-bedroom homes, 95% of the 210 three-bedroom homes and 80% of the 70 four-bedroom homes sold, at prices from S$1,548,000 to S$6,722,000, and that nearly all buyers were Singaporeans and permanent residents, most of them owner-occupiers.
The three launches nearby in the previous six months set the bar. The Business Times reported on 11 February 2026 that River Green sold 88% at an average of S$3,130 psf, that Promenade Peak recorded a 54% take-up when both opened in August 2025, and that Zyon Grand sold 84% of its 706 homes at an average of S$3,050 psf over its launch weekend. River Modern’s weekend result is higher than River Green’s and Zyon Grand’s on both the share sold and the average price, and well above Promenade Peak’s take-up. The comparison has limits: the developers count and time their figures in different ways.
URA’s developer-sales file, which counts homes as the developers report them to URA, has 416 of the 455 homes sold by the end of March 2026 and a median of S$3,220 psf for that month’s sales. By September 2026 it shows 431 of 455 homes sold, or 95%. The median is a median, not the average that GuocoLand reported, so the two figures are close but are not the same measure.
| Since launch | Month | Homes on sale | Homes sold | Share sold | Median psf of the month’s sales |
|---|---|---|---|---|---|
| Launch month | Mar 2026 | 455 | 416 | 91% | S$3,220 |
| 1 month later | Apr 2026 | 455 | 421 | 93% | S$3,363 |
| 3 months later | Jun 2026 | 455 | 424 | 93% | S$3,377 |
| 6 months later | Sep 2026 | 455 | 431 | 95% | S$3,581 |
| 12 months later | Mar 2027 | not yet | not yet | not yet | not yet |
Source: URA developer sales (homes as the developers report them to URA), Propwise calculation. Data to Sep 2026.
What it costs to buy
At the guide price of S$1,548,000 for the 2-bedroom, 538 sq ft, buyer’s stamp duty is S$47,000 for everyone. Additional stamp duty depends on who is buying and how many homes they own: a Singapore citizen buying a first home pays none. A first-time bank-loan buyer borrows up to S$1,161,000 and puts down S$387,000, of which at least S$77,400 must be cash and the rest can be cash or CPF. The 3-month compounded SORA was 1.24% on 14 Oct 2026.
| Buyer | Buyer’s stamp duty | Additional duty (ABSD) | Total duties |
|---|---|---|---|
| Singapore citizen, first home | S$47,000 | None | S$47,000 |
| Singapore citizen, second home | S$47,000 | S$309,600 (20%) | S$356,600 |
| Permanent resident, first home | S$47,000 | S$77,400 (5%) | S$124,400 |
| Permanent resident, second home | S$47,000 | S$464,400 (30%) | S$511,400 |
| Foreigner | S$47,000 | S$928,800 (60%) | S$975,800 |
| Item | Amount | Basis |
|---|---|---|
| Price | S$1,548,000 | 2-bedroom, 538 sq ft, guide price from S$2,877 psf |
| Loan | S$1,161,000 | 75% limit for a first bank loan |
| Down payment | S$387,000 | 25% of the price |
| Of which cash at least | S$77,400 | 5% of the price; the rest can be cash or CPF |
| Interest rate | Monthly instalment |
|---|---|
| 2.0% a year (example) | S$4,291 |
| 2.5% a year (example) | S$4,587 |
| 3.0% a year (example) | S$4,895 |
| 4% a year (bank stress test) | S$5,543 |
Source: stamp duty and loan rules in the Propwise rules database (BSD in force from 15 Feb 2023), Propwise calculation. Guide price: GuocoLand press release, 10 Feb 2026. MAS rules for the lending limits.
Banks test the loan at a 4% rate. At that rate the instalment is S$5,543, so a household with no other debts needs a gross monthly income of about S$10,078. Most of the loan on an uncompleted home is drawn in stages as construction progresses, so early payments are smaller.
Who it suits
The mix points to owner-occupiers. Families who want three or four bedrooms and a primary school across the road are the clearest fit: more than 60% of the homes have three or four bedrooms, the developer says, and River Valley Primary School is about 160 m away in a straight line. Commuters who want a sheltered link to the train suit it too, because Great World MRT is connected directly. GuocoLand said it designed the project with owner-occupiers in mind, and EdgeProp reported, from GuocoLand, that most launch buyers were owner-occupiers.
Investors looking at the 538 sq ft 2-bedroom face a modest return. URA’s median rent in the Core Central Region was S$6.00 psf a month in Q3 2026, according to URA. At that rate a 538 sq ft home would let for about S$3,230 a month, a gross yield of about 2.5% on the S$1,548,000 guide price before costs, a Propwise calculation. The median covers all sizes and projects in the region, so a single project can differ. With 70 homes of the same B1 layout, and 175 two-bedroom homes in total, a landlord would also compete with neighbours for tenants.
It suits buyers who can wait. The estimated TOP is the second half of 2030, and the expected date of vacant possession in the brochure is 31 December 2032. It does not suit buyers who want freehold, or who want the lowest price per sq ft in the area: the freehold condos in the comparison above resell at medians from S$2,336 to S$3,072 psf, a range that includes the starting price.
Strengths and trade-offs
Strengths
- Great World MRT is directly connected, and the brochure says Orchard Road is one stop away and the CBD three.
- River Valley Primary School is across the road, a one-minute walk by sheltered linkway, according to the developer.
- The starting price of S$2,877 psf is level with the S$2,857 psf median resale price of Riviere, the newest leasehold condo nearby.
- The developer says about 70% of the homes have unblocked views of the Singapore River, and more than 80% of the site is landscaping and facilities.
- The starting psf is almost the same for the 2- and 3-bedroom homes (S$2,877 and S$2,883, from the press release), so the larger home does not carry a higher starting rate per sq ft.
Trade-offs
- The starting price is about 19% above the middle value of the older leasehold resale medians, and the launch-weekend average of S$3,266 psf is about 14% above the starting psf.
- The 538 sq ft 2-bedroom plan shows one bathroom.
- There are 360 car lots for 455 homes, about 0.79 a home.
- The lease runs 99 years from 13 May 2025, and the nearest freehold resale medians in the table reach S$3,072 psf.
- The four-bedroom homes start at S$4,588,000, so they sit in a much higher price bracket than the 2- and 3-bedroom homes.
- Completion is far off: the second half of 2030 for TOP, with the expected vacant possession date in December 2032.
