River Modern
455 riverfront homes by GuocoLand, connected to Great World MRT. Over 90% sold the opening weekend at an average of S$3,266 psf — the best-selling River Valley launch of the cycle by take-up.
The numbers, on one page.
- Developer
- GuocoLand (sole developer)
- Architect
- ipli Architects (interiors by Nathan Yong Design)
- Tenure
- 99-year leasehold (from 2025)
- Total units
- 455 across two 36-storey towersSource: developer-reported (EdgeProp & The Edge launch coverage)
- Home sizes
- 2 to 4 bedrooms · 538 – 1,830 sqft (no 1-bedroom)
- District
- D9 / River Valley — fronting the Singapore River
- Address
- River Valley Green (Blks 5/7/9), Singapore 239638–239642
- Mixed-use
- ~4,300 sqft ground-floor retail · connected to Great World MRT
- Land cost
- S$627.84M for 126,326 sqft / 11,736 sqm (S$1,420 psf ppr) — GLS Parcel BSource: GLS tender result, URA
- GFA
- 442,142 sqftSource: GLS tender result, URA
- Preview
- 20 February 2026 (7,000+ visitors)Source: EdgeProp; GuocoLand press release, Feb 2026
- Launched
- 7 March 2026
- Launch weekend sales
- Over 90% (410 of 455) at an average S$3,266 psfSource: EdgeProp & Stacked Homes launch reporting
- Buyer profile
- Nearly all Singaporean + PR, mostly owner-occupiersSource: EdgeProp & The Edge launch reporting
- Completion / TOP
- Est. TOP ~2H2030 (expected vacant possession 31 Dec 2032)Source: developer guidance; firm date pending
- Nearest MRT
- Great World (TE15) — connected · Havelock (TE16) ~540 mSource: distance verified on OneMap
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
94% sold to date
The launch that confirmed the prime-district market had turned.
For most of 2025 the Core Central Region was the quiet part of the market — buyers priced out by the 60% foreigner ABSD, volumes thin. River Modern, launched the first weekend of March 2026 after the Chinese New Year lull, was the clearest sign that had changed: Core Central Region new-sale activity rebounded sharply in early 2026, and this launch caught the wave.
GuocoLand drew more than 7,000 visitors to the sales gallery after it opened on 20 February, then sold 410 of the 455 units (over 90%) on launch day at an average of S$3,266 psf (EdgeProp; Stacked Homes reports the same). It was the best-selling River Valley launch weekend of the cycle by take-up, and the priciest of the recent cohort.
The site explains the price. River Modern sits on River Valley Green Parcel B, fronting the Singapore River and Kim Seng Park, with 186 m of river frontage — EdgeProp called it one of the last prime District 9 parcels with direct river access. It connects to Great World MRT on the Thomson-East Coast Line, one stop from Orchard, and River Valley Primary School sits across the road. GuocoLand paid S$1,420 psf ppr for the land, which sets the floor under a Core Central Region launch number.
One detail cuts against the usual CCR story: the buyers were nearly all Singaporeans and permanent residents, mostly owner-occupiers. This sold without the foreign-buyer segment that historically lifted prime districts — a sign of genuine domestic depth, and the standout that River Green next door (Parcel A, ~90% sold before this) had already proven the precinct.
S$3,266 psf (avg) — top of the River Valley cohort.
River Modern launched as the priciest of the recent River Valley launches — above its immediate neighbour and the other two prime-district sellers of the cycle. The premium is the riverfront frontage and the direct MRT connection:
- River Modern (Mar 2026): S$3,266 psf (avg) — riverfront, MRT-connected
- River Green (Aug 2025): S$3,130 psf — adjacent Parcel A, ~93% sold
- Zyon Grand (Oct 2025): S$3,050 psf — integrated twin-tower, Kim Seng
- Irwell Hill Residences (Apr 2021): ~S$2,700 psf — the prior-cycle D9 benchmark
The S$1,420 psf ppr land cost — a step above River Green's S$1,325 next door — underpins the maths. This is a prime-district price for a prime-district address, not a value entry.
| Project | Area | Units | Launched | Launch PSF & take-up |
|---|---|---|---|---|
| River Modernsubject | River Valley · D9 | 455 | Mar 2026 | S$3,266 avg · 410 sold (90%+) launch |
| River Green | River Valley · D9 | 524 | Aug 2025 | S$3,130 avg · 88% wkd → 93% |
| Zyon Grand | River Valley · D3 | 706 | Oct 2025 | S$3,050 avg · 84% launch |
| Irwell Hill Residences | River Valley · D9 | 540 | Apr 2021 | ~S$2,700 avg · 51.5% wkd |
Launch PSF and take-up are developer-reported, from each project's own launch (EdgeProp). River Modern's launch-day average is reported as S$3,266 psf by both EdgeProp and Stacked Homes. Full URA caveat range will be added here as transactions settle.
3-bedroom core, no shoeboxes.
River Modern skips the 1-bedroom entirely — the smallest home is a 538 sqft 2-bedder. The three-bedroom is the core at ~46% of the project, with the four-bedders running up to 1,830 sqft. It's an owner-occupier shape, which fits how it sold: the three-bedders led launch demand at over 90% taken up.
| Type | Units | Size (sqft) | Pricing |
|---|---|---|---|
| 2-bedroom | 175 (39%) | 538 – 689 | from S$1.548M (from S$2,877 psf) |
| 3-bedroom | 210 (46%) | 797 – 1,109 | from S$2.298M (from S$2,883 psf) |
| 4-bedroom | 70 (15%) | 1,464 – 1,830 | from S$4.588M (from S$3,134 psf) |
Unit counts, sizes and starting prices are developer-reported (EdgeProp / launch coverage). Request the live balance list and floor-plan PDFs via the form below.
River Valley Green — on the river, on the MRT.
River Modern sits on River Valley Green (Blocks 5, 7 and 9), fronting the Singapore River and Kim Seng Park, with a direct connection to Great World MRT (TE15) — about 146 m away. That's one stop from Orchard and a straight Thomson-East Coast Line ride to the CBD and Marina Bay. Havelock MRT (TE16) is a second TEL station roughly 540 m off.
Day-to-day is covered without a journey: Great World City mall is about 309 m, and the Robertson Quay riverside dining belt is a ~275 m walk. For families, River Valley Primary School is essentially across the road at ~162 m — inside the 1 km Primary 1 priority tier.
The location map shows the tight cluster: the site on the river, Great World MRT to the north-west, and River Valley Primary alongside. This is a genuinely walkable prime-district address.
River, rail, mall and school — all within walking distance.
River Valley packs a lot into a small radius: the Singapore River and its dining quays on one side, Great World City and the MRT on the other, a priority-tier primary across the road, and Fort Canning's greenery a short distance away. For a prime-district address, almost everything is on foot.
- River Valley Primary School~162 m · within 1 km P1 tier
- Alexandra Primary School~1.17 km · 1–2 km tier
- Zhangde Primary School~1.4 km · 1–2 km tier
- ISS / international schoolsshort drive
- Great World MRT (TE15)~146 m · connected
- Havelock MRT (TE16)~540 m · TEL
- Orchard Road1 MRT stop
- CBD / Marina Baydirect on the TEL
- Great World City mall~309 m
- Robertson Quay dining~275 m · riverside F&B
- Singapore River & Kim Seng Parkon the doorstep
- Orchard Road belt~1 stop / short drive
- Kim Seng Park / river promenadeadjacent
- Fort Canning Park~1.4 km
- Singapore River cycling routealong the quays
- Pearl's Hill / Tiong Bahrushort ride
Two buyers it fits — and one it doesn't.
A 90%-plus launch in a recovering prime market is a strong signal. But River Modern is a specific buy — riverfront, leasehold, no small units. Here's who it suits, and who it doesn't.
Riverfront prime living, on the MRT.
For a buyer who wants a prime-district home on the Singapore River with a station at the door, a mall and dining quays on foot, and a priority-tier primary across the road, River Modern delivers a complete package. The fact that it sold to mostly owner-occupiers tells you who valued it most.
The 3 and 4-bedders are sized for families committing to River Valley for the long term.
A bet on the prime market re-rating.
River Modern launched into a sharp Core Central Region rebound and cleared 90%-plus on domestic demand alone — without the foreign buyers ABSD has kept on the sidelines. If that segment returns, the prime market has room to re-rate, and a riverfront, MRT-connected asset in a built-out GuocoLand cluster is positioned for it.
The caveat: you're buying at the top of the current River Valley range, not below it.
Small-budget investors and freehold purists.
There's no 1-bedroom here — the entry is a S$1.548 million 2-bedder, so the compact-investor play that River Green and Irwell Hill offered (1-bedders from ~420 sqft) isn't on the table. River Valley is also a freehold-rich district, and River Modern is 99-year leasehold from 2025 — if a freehold title and its resale tail matter to you, the older freehold stock nearby is the alternative. And note the pipeline: River Green next door and a forthcoming Parcel C add competing and resale supply in the same pocket over the coming years.
What the riverfront render won't tell you.
It's the priciest of the River Valley cohort. At an average of S$3,266 psf, River Modern launched above River Green (S$3,130) next door and Zyon Grand (S$3,050). The riverfront and MRT connection justify a premium — but your upside rides on that premium holding, not on a discount you bought at.
Leasehold in a freehold district.River Valley is rich in freehold stock; River Modern is 99-year leasehold from 2025. That's a financing and resale-tail consideration against the freehold neighbours, even with the location doing the heavy lifting.
No small units.The 538 sqft 2-bedder is the floor, at S$1.548 million. If you wanted a sub-450 sqft 1-bedroom for yield or a lower entry cheque, this isn't the project — its peers carried that stock; River Modern doesn't.
It sold without foreign buyers.The near-total Singaporean and PR buyer base is a strength — genuine domestic demand — but it also means the foreign-buyer segment ABSD has parked isn't in the price yet. That's upside if it returns and a ceiling while it doesn't.
Precinct supply is still coming.River Green's balance and a future River Valley Green Parcel C will keep adding stock in the immediate pocket. That's the cluster's vibrancy — and also the resale competition your eventual buyer will weigh.
What's left after a 90%-plus weekend.
We'll send the current balance-unit list, indicative pricing by stack and facing, and any developer incentives still active. Tell us the bedroom count, river facing or budget you're working with and our partner agent can pull the matching options before the showflat call.
What buyers keep asking.
- When is River Modern expected to TOP? +
- River Modern's TOP is guided by the developer to around 2H2030, with no firm date published as of June 2026. The expected vacant-possession date is 31 December 2032 (legal completion 31 Dec 2035) — the long-stop, not the expected handover. We'll firm this up as GuocoLand confirms the build timeline.
- What was the average launch PSF for River Modern? +
- River Modern's pricing started from S$2,877 psf for the cheapest 538 sqft 2-bedroom (S$1.548 million). On launch day, 7 March 2026, GuocoLand sold 410 of the 455 units (over 90%) at an average of S$3,266 psf (EdgeProp; Stacked Homes reports the same), with the top unit at S$3,693 psf — a Core Central Region price and the highest take-up of the recent River Valley cohort.
- How many units does River Modern have, and what's left? +
- River Modern has 455 units across two 36-storey towers. Over 90% (410 of 455) sold on the March 2026 launch weekend, leaving roughly 45 units. The three-bedrooms led demand (95% sold), with the 2-bedders at 88% and the 4-bedders at 80%. Drop your details below for the current balance list.
- Who is the developer? +
- River Modern is developed by GuocoLand, as sole developer — no joint-venture partner on this one. GuocoLand has a strong integrated-development track record with its 'Modern' series, and won the River Valley Green Parcel B site to build it.
- Where exactly is River Modern, and is it on Havelock Road? +
- River Modern is on River Valley Green (Blocks 5, 7 and 9), fronting the Singapore River and Kim Seng Park — not Havelock Road, which is the adjacent street. The development connects directly to Great World MRT (TE15) on the Thomson-East Coast Line; Havelock MRT (TE16) is the next station, about 540 m away.
- How far is River Modern from the MRT? +
- River Modern is connected to Great World MRT (TE15) — the station is about 146 m away, with the nearest exit closer still. Some third-party listings circulate ~210 m; as of June 2026, the OneMap-measured distance is about 146 m, and the development connects directly to the station in any case. That's one stop from Orchard and a direct Thomson-East Coast Line ride to the CBD and Marina Bay. Havelock MRT (TE16) is a second TEL station roughly 540 m off.
- What's the unit mix at River Modern? +
- River Modern has 455 homes across 2 to 4 bedrooms, from a 538 sqft 2-bedder to a 1,830 sqft 4-bedder — there's no 1-bedroom or studio. The three-bedroom (210 units, ~46%) is the core, with 175 two-bedders and 70 four-bedders. It's an owner-occupier mix, lighter on the small-investor end than some River Valley peers.
- Is River Valley Primary in the catchment? +
- Yes — River Valley Primary School is essentially across the road from River Modern, about 162 m away, comfortably inside the 1 km Primary 1 priority tier. That's a rare doorstep school anchor for a Core Central Region riverfront project.
- How does River Modern compare to River Green next door? +
- They're neighbours — River Green (Wing Tai) sits on River Valley Green Parcel A, River Modern on Parcel B. River Green launched in August 2025 at S$3,130 psf and sold 88% on its launch weekend (about 93% by April 2026). River Modern launched roughly six months later at a higher S$3,266 psf (avg), with over 90% gone on launch weekend. River Green carries smaller 1-bedroom stock from 420 sqft; River Modern starts at a 538 sqft 2-bedder, so the entry quantum here is higher.
- Why did River Modern sell 90%+ right after the CNY lull? +
- River Modern rode a sharp Core Central Region rebound — CCR new-sale activity rebounded sharply in early 2026. Add a riverfront site EdgeProp described as one of the last prime District 9 parcels with direct Singapore River access, a direct MRT connection, and GuocoLand's River Valley Green cluster momentum (River Green next door was already ~90% sold), and the demand was primed.
- What did the land cost? +
- GuocoLand won the River Valley Green Parcel B site for River Modern at S$627.84 million, or S$1,420 psf ppr, at a tender that closed 7 February 2025 against five bids — and funded construction with a S$619.3 million green facility. That land rate underpins the Core Central Region launch pricing.
- How do I get the balance unit list or book a showflat? +
- For River Modern's current balance-unit list, drop your details via the form on this page. Our partner agent will come back with the list, indicative pricing by stack and facing, and any developer incentives still active.
Why this launch worked.
Over 90% of 455 units booked in the opening weekend. Here's what buyers were reading — and what it means for the ~45 still available.
~45 units remain as of March 2026 · 3-bedders led at 90%+ · nearly all buyers Singaporean or PR.
Get the balance unit list →- 01It's a riverfront site they can't make more of.186 m of Singapore River frontage, fronting Kim Seng Park — EdgeProp called it one of the last prime District 9 parcels with direct river access. Scarcity in the most prestigious housing district is a clean thesis.
- 02The MRT is in the building.A direct connection to Great World MRT (TE15) — one stop from Orchard, straight to the CBD on the Thomson-East Coast Line. Prime-district plus rail-at-the-door is a rare combination.
- 03It caught the CCR rebound.Core Central Region new-sale activity rebounded sharply in early 2026. River Modern was the first major launch after the CNY lull — and it rode the wave to a 90%-plus weekend.
- 04River Green next door had already proven it.Wing Tai's adjacent Parcel A launch sold 88% on its weekend and ~90% before River Modern opened. Buyers had a live precedent that the precinct works — and acted on it.
- 05It sold on domestic demand alone.Nearly all buyers were Singaporean or PR, mostly owner-occupiers — a 90%-plus prime-district launch without the foreign segment ABSD has sidelined. That's genuine depth, not froth.
This page is maintained continuously. Balance unit counts refresh as bookings settle; pricing, the URA caveat range and the confirmed TOP date update as the developer and URA release them. If there's a question we haven't covered, email hello@whichcondo.sg.