River Modern Condo Launch Review: Integrated with Great World City mall and directly connected to Great World MRT station, Singapore

Introduction

River Modern is a 99-year leasehold luxury condo development by GuocoLand, located at River Valley Green in prime District 9 along the Singapore River. This new Robertson Quay launch features 455 upscale units housed in two sleek 36-storey towers, with retail shops on the ground floor. The project’s site spans approximately 11,736 sqm (126,325 sqft)[2] and boasts direct integration with transport and amenities – it is directly connected to the Great World MRT station (Thomson-East Coast Line) and linked underground to Great World City mall, offering unmatched convenience for residents. Slated for completion (TOP) by 2030, River Modern is poised to deliver a refined riverfront lifestyle, with over 70% of units enjoying river views and more than 80% of the site dedicated to lush landscaping and facilities[3][4]. Below is a quick overview of the key details:

• Tenure: 99-year leasehold (commencing 13 Feb 2025)[5]
• Developer: GuocoLand Limited (renowned SGX-listed developer)[6]
• No. of Storeys: 2 towers, each 36 storeys high
• Total Units: 455 residential units[7] (2- to 4-bedrooms)
• Land Area: ~11,736 sqm (~126,325 sqft)[2] (Plot Ratio 3.5)
• Design & Architecture: Designed by award-winning architects P&T Consultants[7], featuring a modern twin-tower façade
• Location: River Valley Green, District 9, Singapore (Riverfront site in Robertson Quay enclave)[8]
• Amenities: 1st-storey commercial podium with 6 retail/F&B units for added convenience
• Connectivity: Direct access to Great World MRT (TEL) and underground link to Great World City mall; short drive to CTE/AYE expressways
• Expected Completion: ~2030 (Estimated TOP in H2 2030)[9]

Developer Introduction: GuocoLand is a leading Singapore developer known for its iconic luxury projects and integrated developments[6]. Listed on the SGX since 1978, GuocoLand has a track record of award-winning properties such as Wallich Residence (Tanjong Pagar Centre), Midtown Modern, Martin Modern, and Lentor Modern[6]. With River Modern – dubbed GuocoLand’s flagship District 9 launch – the developer brings its hallmark quality and innovation to the River Valley area, promising a distinctive blend of luxury, nature, and convenience in this latest project.

WHAT MAKES RIVER MODERN AN IDEAL HOME?

River Modern stands out as a District 9 riverfront condo offering a harmonious blend of luxury, convenience, and nature. Several key attributes make this new launch an ideal home for both owner-occupiers and investors:

• Prime Riverfront Location: Situated along the tranquil Singapore River at Robertson Quay, over 70% of the units at River Modern will enjoy scenic river views and a calming waterfront ambience[10]. The site has extensive frontage along Kim Seng Park and the river, providing direct access to riverside promenades for leisure strolls and jogs[8]. Living in a riverfront condo in District 9 means residents get a rare combination of downtown convenience and serene views – a major draw for those seeking a peaceful oasis in the city.
• Unmatched Connectivity: River Modern is seamlessly integrated into the city’s transport network. It has direct basement access to Great World MRT (Thomson-East Coast Line), essentially putting the train station at residents’ doorstep. The development is also linked to Great World City shopping mall via an underground walkway, so running errands or dining out is incredibly convenient even on a rainy day. With an MRT station and a full-scale mall right on site, this is truly a River Valley condo near MRT that offers car-lite connectivity and easy access to all parts of Singapore (more details on connectivity below).
• Luxurious Facilities & Greenery: Despite its city-centre location, River Modern is designed as an urban sanctuary. Remarkably, over 80% of the site is devoted to landscaping and facilities[4], creating a lush, resort-like environment for residents. Plans include a 170-meter nature trail lined with 50 plant species next to Kim Seng Park[11], verdant gardens, pools, and outdoor decks that foster wellness and relaxation. This focus on greenery echoes the developer’s earlier Martin Modern project, which was celebrated for its garden concept. At River Modern, residents can come home to a quiet, green haven amid the city buzz – a feature that truly makes it an ideal home for nature lovers and families.
• Modern Efficient Layouts: The unit mix at River Modern is well-tailored to modern lifestyles, ranging from cozy 2-bedroom apartments to spacious 4-bedroom units with private lifts. Two-bedroom units (approximately 538–689 sq ft) are ideal for singles, couples or investors, offering efficient layouts with 1 or 2 bath options[12]. Three-bedroom units (around 797–1,109 sq ft) cater to small families, balancing space and affordability[12]. For larger families or those seeking ultimate luxury, the four-bedroom units (1,464–1,830 sq ft) come with a private lift lobby and generous living areas[12]. All units are designed with premium finishes and thoughtful layouts that maximize usable space, natural light, and views[13]. With most units oriented towards the river and the city skyline, residents can enjoy stunning panoramas right from their living rooms.
• Integrated Lifestyle Convenience: River Modern’s design as a mixed-use development (residential with first-storey commercial) means everyday conveniences are built into the development. The 6 on-site retail/F&B units will be curated to serve residents’ needs – think cafes, boutique grocers, or services right downstairs. Furthermore, being integrated within the Robertson Quay lifestyle zone, residents have an incredible array of dining, entertainment, and cultural options just a short walk away. In essence, River Modern offers a self-contained, “live-work-play” environment: one can live in luxury, work from home or nearby CBD, and play by exploring the vibrant quayside amenities – all without straying far from home.

In summary, River Modern checks all the boxes of an ideal home in Singapore’s Core Central Region: prestigious address, riverfront charm, MRT and mall integration, lush green living environment, and the backing of a reputable developer. It’s no surprise that savvy buyers are eagerly eyeing this GuocoLand D9 launch, as it promises a rare balance of luxury condo near Orchard and Marina Bay conveniences with the tranquility of a riverside retreat.

Illustration: River Modern’s twin 36-storey towers enjoy a prime riverfront position next to Kim Seng Park, offering panoramic views of the Singapore River and city skyline.[10]

Connectivity

One of River Modern’s strongest selling points is its exceptional connectivity. For residents, daily commuting and travel will be incredibly smooth, whether by public transport, car, or even on foot:

• Direct MRT Access: River Modern is directly connected to Great World MRT station (TEL), essentially integrating the condo with Singapore’s newest Thomson–East Coast Line. From Great World MRT (TE15), key destinations are just minutes away – it’s 1 stop to Orchard (interchange to North-South Line for the Orchard Road shopping belt), 2 stops to Outram Park (connecting to East-West and North-East Lines), and 4 stops to Shenton Way/Marina Bay in the CBD[14][15]. This puts the Central Business District, Marina Bay Sands, and even future TEL extensions within very easy reach. The Thomson-East Coast Line also links directly to the Woodlands North terminus (for Johor Bahru via RTS in future) and will extend through the East Coast to Changi, making River Modern exceptionally well-connected on a rapid transit level.
• Proximity to Other MRT Lines: Besides TEL, the condo is not far from Somerset MRT (North-South Line) and Fort Canning MRT (Downtown Line) – both are within a short distance for those who prefer a walk or quick bus ride. This means residents have multiple MRT options, enhancing accessibility. With Thomson-East Coast and Downtown Line stations nearby, you have quick routes to places like the Downtown Core, Bugis, Botanic Gardens, and Marina Bay without needing to change multiple lines.
• Road Connectivity: For drivers, River Modern offers quick access to major expressways. The Central Expressway (CTE) is a 3-minute drive away, and the Marina Coastal Expressway (MCE) and Ayer Rajah Expressway (AYE) are also easily reachable, roughly 5–8 minutes by car[16][17]. This makes driving to business hubs like Raffles Place/Marina Bay, one-north, or Changi Airport relatively straightforward. Being in the central area, River Modern’s residents will also find that many destinations are a short drive; for example, the Orchard Road shopping belt is under 5 minutes’ drive away, and even the dining enclaves of Dempsey Hill or Holland Village are within 15 minutes.
• Walkability and Cycling: The development’s central location means many amenities are within walking distance. In fact, the Great World City mall is directly accessible via a linked walkway, so groceries, dining, and even a movie at the cinema are just a few minutes’ walk from home. The surrounding Robertson Quay area is very pedestrian-friendly, with scenic footpaths along the Singapore River connecting to Clarke Quay and Boat Quay. For cyclists, there are park connectors along the river – you can cycle seamlessly from Robertson Quay down to the Marina Bay area or even across to the East Coast Park via connected park connector routes[18]. This is great for recreation or even a healthier commute to work in the CBD. Additionally, a river taxi service is available at Kim Seng Jetty (by the condo’s doorstep), offering a unique way to commute or enjoy a leisurely ride to Marina Bay for just a few dollars[19].
• Central Location Benefits: Living in District 9 means that whether you work in the CBD, attend meetings in Raffles Place, or frequently travel overseas, the connectivity advantages are significant. The Orchard area is basically next door, and the Downtown Core/Marina Bay is under 10 minutes away by train or car. Even peripheral business nodes like Jurong Lake District or Paya Lebar are easily accessible via the MRT lines without lengthy transfers. This level of connectivity not only makes daily life easier but also enhances the long-term value of the property[20], as properties with superior transport links tend to be highly sought after. River Modern truly epitomizes convenience, making it a top choice for those looking for a River Valley condo near MRT with unparalleled access to Singapore’s urban amenities.

Educational Institutions

For families with children (or those planning ahead), River Modern’s location in River Valley is advantageous due to the wealth of reputable schools and educational institutions nearby. The development’s proximity to top schools adds to its appeal and long-term value:

• River Valley Primary School: One of the biggest draws is that River Valley Primary School – a highly sought-after primary school – is located literally across the road from River Modern[21]. In fact, the project is within 1km of River Valley Primary[22], which gives residents priority admission considerations. Being able to walk to school in minutes is a huge plus for families, eliminating stressful commutes and ensuring kids have more rest and enrichment time.
• Other Primary Schools: Within a 2km radius, there are several other well-regarded primary schools, including Anglo-Chinese School (Junior) at Winstedt Road, St. Margaret’s Primary School, Alexandra Primary School, and Zhangde Primary School[21][23]. This array of options gives parents flexibility in school choices. ACS(Junior) and St. Margaret’s in particular are popular choices, and having them within a short distance is a noteworthy advantage (ACS Junior is just a few MRT stops or a quick drive away, and St. Margaret’s is reachable via nearby routes as well).
• Secondary and International Schools: The River Valley/Orchard area is also near numerous secondary schools and international schools. School of the Arts (SOTA) and Singapore Chinese Girls’ School are not far (SOTA is in the Dhoby Ghaut area, SCGS near Stevens). For expatriate families, ISS International School (Paterson campus) is nearby, and Chatsworth International School (Orchard campus) is within a short commute. Additionally, Dimensions International College on River Valley Rd and Overseas Family School (a bit further at Orchard) could be considerations. While these may not be immediate walking distance, the connectivity (MRT and buses) in the area makes it convenient for students.
• Tertiary Education and Others: For older students or those in higher education, the central location means easy commutes to institutions like SMU (Singapore Management University) in the city, or even NUS/NTU via the MRT lines (the Downtown Line from Fort Canning can bring one near NUS through Botanic Gardens > Circle Line). The Arts and cultural schools in the city (like LaSalle College of the Arts, NAFA) are also within a few MRT stops. Given the short travel times from River Modern, students can live at home and commute easily, which is a benefit for families considering long-term stay.

In summary, River Modern’s vicinity to esteemed schools – especially the coveted River Valley Primary – makes it a compelling home for families. The convenience of quality education options nearby cannot be overstated, and it adds a family-friendly appeal to this luxury condo. Whether one’s children are just starting preschool or heading to college, living in this District 9 locale ensures access to some of Singapore’s best educational resources.

Shopping Malls

Living at River Modern means never having to venture far for shopping, groceries, or entertainment – a multitude of retail options are easily accessible, underscoring the convenience of this Robertson Quay new launch:

• Great World City Mall: The star convenience is Great World City, a large shopping mall literally next door to River Modern. In fact, residents will enjoy direct underground access to Great World City, which makes grocery runs or dining out extremely easy. Great World City is a full-fledged mall with a Cold Storage supermarket, Meidi-Ya Japanese supermarket, department and electronics stores (like Best Denki), a Golden Village cineplex, fitness centers, beauty salons, banks, and a wide range of retail shops[24][25]. The mall also houses many restaurants and cafes (from food court fare to fine dining), meaning residents have a wealth of options at their fingertips. The convenience of popping into a mall without even crossing a street cannot be overstated – whether it’s catching a movie, buying last-minute groceries, or picking up a meal, it’s all effortlessly within reach.
• Orchard Road Shopping Belt: Singapore’s famous Orchard Road retail district is just a stone’s throw from River Modern – roughly one MRT stop or a 3-minute drive away. This means iconic shopping centres like ION Orchard, Ngee Ann City (Takashimaya), Wisma Atria, Paragon, 313@Somerset, Orchard Central, and more are extremely close by[26]. Orchard Road offers everything from luxury designer boutiques to fast fashion, and from gourmet restaurants to casual eateries. For River Modern residents, an afternoon shopping spree or a fine dining experience at Orchard can be a very spontaneous decision, given how close and convenient it is. The proximity to Orchard also means access to amenities like major bookstores, specialist clinics, and flagship stores of international brands.
• Neighborhood Retail (Valley Point & Others): A short walk or drive away is Valley Point, a smaller mall with a FairPrice supermarket and some eateries – handy for quick grocery stops. Additionally, nearby UE Square and Robertson Walk (towards Mohamed Sultan Road) offer boutique shops, a grocery store, and al fresco dining options in a quieter setting. While Great World City will likely cover most daily needs, it’s nice to have these other clusters around for variety. There are also 24-hour convenience stores and local shops sprinkled around River Valley for late-night needs.
• Specialty Markets: For those who enjoy gourmet or specialty shopping, the area doesn’t disappoint. Meidi-Ya at Great World covers Japanese goods; for organic or boutique products, places like Little Farms or Phoon Huat (baking supplies) in the general River Valley area are accessible. Additionally, with the Zion Riverside Food Centre (hawker centre) just across the river, one can also shop for fresh local fruits or snacks from the wet market or nearby stalls.
• Future Developments: It’s worth noting that District 9 is a mature area, but there are always enhancements. The Great World MRT station includes some retail spaces as part of the integrated development and will likely bring in new shops or services catering to commuters. Also, being near the fringe of the CBD and Orchard, residents can easily reach Marina Bay Sands Shoppes (for luxury shopping and the casino) or Suntec City/Marina Square via a short train ride for even more shopping variety.

In essence, River Modern offers a shopper’s paradise at its doorstep. Whether it’s daily necessities or indulgent retail therapy, everything is within easy reach – fulfilling the promise of an unparalleled central location where “everything important is within reach”[27].

Leisure Options

River Modern’s location places it amid a wealth of leisure and recreation options, allowing residents to enjoy a balanced lifestyle of culture, nature, and entertainment. Here’s an introduction to the diverse leisure choices in the vicinity and beyond:

• Singapore River Lifestyle & Quayside Recreation: The development sits along the Singapore River corridor, which includes Robertson Quay, Clarke Quay, and Boat Quay – an iconic stretch known for dining, arts, and nightlife[28]. Robertson Quay, being the closest to River Modern, offers a more laid-back, cosmopolitan vibe with art galleries (like the Singapore Tyler Print Institute), boutique fitness studios, and riverfront cafes where one can enjoy a morning coffee or evening glass of wine by the water. A leisurely stroll along the quay is a pleasure in itself – public art installations, river breeze, and people-watching at the al fresco restaurants make for a charming daily scene. Clarke Quay (a short walk or one MRT stop away) ups the tempo with its array of bars, live music venues, and clubs – perfect for nightlife and entertainment. Boat Quay further down brings you to the edge of the central business district with historical riverside bars and pubs. Living at River Modern means you have this entire quayside playground at your disposal, from quiet weekend brunch spots to vibrant nightclubs, all within walking distance or a quick ride.
• Parks and Outdoor Recreation: Despite being in the city, there are ample green spaces nearby. Kim Seng Park is right next to the development – a linear park that lines the river, great for jogging or walking the dog. Just beyond, Fort Canning Park (about 5 minutes drive or one MRT stop away) offers a lush hilltop park rich in history and nature, where you can have picnics, explore historical landmarks, or attend outdoor concerts at the Fort Canning Green. The park connectors along the river lead all the way to Gardens by the Bay and the Marina Barrage if you’re up for a longer cycling journey. Also, a short MRT ride brings you to Botanic Gardens (via Stevens or Orchard then transfer to Downtown Line) – Singapore’s UNESCO World Heritage site – where you can spend mornings amid tropical flora or visit the National Orchid Garden. For families, the proximity of Istana Park and Dhoby Ghaut Green (near Plaza Singapura) offers additional downtown park spaces to enjoy.
• Cultural and Civic Destinations: River Modern is minutes away from Singapore’s Civic District and cultural hubs. The Civic District (City Hall area) houses museums and theatres like the National Museum, Asian Civilisations Museum, Victoria Theatre and Concert Hall, and the Esplanade – Theatres on the Bay, all reachable within a short drive or direct MRT ride. Whether you’re an arts enthusiast or just looking for weekend enrichment for the family, these cultural institutions are very accessible. Additionally, the Marina Bay area, just 4 MRT stops away, offers world-class leisure attractions – for example, you can catch exhibits at the ArtScience Museum, enjoy panoramic city views from Marina Bay Sands SkyPark, or watch outdoor light shows by the bay. The central location of River Modern means leisure options span from heritage tours in Chinatown (one MRT stop away at Outram) to movie nights at Orchard, to jogging by the Singapore River, giving residents a rich variety of activities.
• Sports and Wellness: For those inclined towards sports, the vicinity has options like the Fort Canning Tennis Centre and gyms or yoga studios in almost every direction (True Fitness at Great World City, boutique fitness studios in Robertson Quay, etc.). The Singapore River itself offers occasional water activities like kayaking or river boat tours which can be a fun weekend exercise. Being so close to the city also means the Sports Hub at Kallang (stadium, aquatic centre, etc.) is just a 10-15 minute drive away for more intensive sports facilities. Closer to home, one can simply jog a scenic route from Robertson Quay down to Marina Bay and back – a popular route for many runners in the area.

In sum, River Modern’s residents will be spoiled for choice when it comes to leisure. The development’s motto could well be “work hard, play harder” – given how easy it is to transition from a day at the office (or home office) to an evening of enjoyment by the river or in the city. This new condo truly places you in the heart of where you can work, live, and play with equal ease, reinforcing its status as a prime luxury condo near Orchard and Marina Bay leisure hotspots.

Diner’s Delight

Foodies will find River Modern’s location absolutely delightful, as it is surrounded by an incredible array of dining options – from local hawker fare to international haute cuisine. Here’s a taste of the gastronomic offerings that make living here a treat:

• Robertson Quay Restaurants & Cafés: Robertson Quay is famed for its eclectic dining scene. Along the river, you’ll find chic brunch spots like Common Man Coffee Roasters and Toby’s Estate, perfect for a lazy Sunday morning. Come evening, the quay transforms into a dining haven with cuisine from around the world: enjoy Italian pasta and wine at Rosso Vino, indulge in Japanese omakase at Sushi Jiro, savor steaks at Wolfgang’s Steakhouse, or try contemporary Australian at Boomarang Bistro. The atmosphere is sophisticated yet relaxed – many restaurants have outdoor seating by the water, making dinners scenic and romantic. Whether it’s a special date night or a casual meal with family, Robertson Quay has options to suit every palate. The presence of numerous bars and bistros also means you can easily go for after-dinner drinks without moving far. Living at River Modern, all these establishments are literally at your doorstep, forming an extension of your living space for culinary exploration.
• Zion Riverside Food Centre: For a change of pace (and price), residents can head over to the Zion Riverside Food Centre, a beloved hawker centre just across the river (approximately 5 minutes walk via the footbridge). Here, you can feast on some of Singapore’s best local foods: the famous Zion Road char kway teow (stir-fried noodles), grilled satay, prawn noodles, chicken rice, and more – all at very affordable prices. Having a hawker centre so nearby means even late-night supper cravings or a desire for a hearty local breakfast (think kaya toast or nasi lemak) can be easily satisfied. It’s a quintessential part of Singapore living to have great hawker food close by, and River Modern residents will certainly appreciate this convenience.
• Great World City & Orchard Dining: Inside Great World City mall, there are dozens of dining outlets ranging from food court stalls to mid-range restaurants and dessert cafes. You’ll find cuisines like Thai, Korean, Vietnamese, Western, and of course local Singaporean favorites, all in a comfortable air-conditioned setting. Notable ones include Tim Ho Wan (dim sum), Ichiban Boshi (Japanese), and Imperial Treasure Steamboat. For a quick bite, there are fast food options and bakeries like Cedele and Starbucks for coffee. Heading a bit further to Orchard Road, the choices explode – high-end hotel restaurants (e.g., at Marriott or Hilton), celebrity chef establishments, rooftop bars like CE LA VI at Marina Bay Sands (just a short MRT ride away), and countless cafes and chain restaurants. Essentially, living in River Modern means you can dine at a different place every day of the month without repeating, if you wished – the diversity is that vast.
• Dempsey Hill & Chinatown (Short Drives): Within a short drive or cab ride, you can also venture to nearby foodie enclaves. Dempsey Hill (about 10 minutes drive) offers a rustic dining ambience with upscale restaurants like Candlenut (Michelin-star Peranakan cuisine) and PS.Cafe amid greenery. On the other hand, Chinatown and Tiong Bahru (5–10 minutes away) offer heritage hawker eateries and trendy cafes in conserved shophouses – great for weekend food hunts. River Modern’s centrality makes these food adventures easy and spontaneous.
• Home Dining & Entertaining: Of course, with such great food options around, one might seldom cook – but if you do enjoy hosting, the well-appointed kitchens in River Modern units (especially the larger 3BR and 4BR units) and the availability of gourmet supermarkets (Meidi-Ya, Little Farms) nearby mean you can source fresh ingredients easily. You can whip up a meal and dine with a view of the river, or even have private chefs come over for special occasions. The condominium’s facilities might include BBQ pits or function rooms (to be confirmed from detailed plans), which would allow for social gatherings and dining under the stars by the river. In a sense, every night is a diner’s delight when you live in an area famous for its culinary landscape.

From hawker hustles to fine dining dazzles, River Modern residents have the best of Singapore’s food scene at their command. This makes daily living all the more enjoyable – whether you are a gourmand seeking the latest epicurean trend or just someone who loves a good cup of coffee with a view, this Robertson Quay new launch ensures you’re never far from a satisfying bite.

Tenure: 99-Year Leasehold in High Demand

In land-scarce Singapore, the debate of 99-year leasehold vs freehold often comes to the fore for property buyers. River Modern, being a 99-year leasehold condo, falls into a category that is actually very common for new launches – especially in prime districts where land is often sold by the government on lease. Here, we examine why 99-year homes like River Modern remain in high demand, and how they offer value for investors compared to freehold properties:

99-Year Leasehold Homes Still in High Demand

It’s a misconception that Singaporeans only desire freehold properties. In reality, location and project attributes often trump tenure for most buyers[29]. River Modern is a prime example of a leasehold property that attracts strong interest due to its unbeatable location (riverfront District 9 with MRT access) and the reputation of its developer. Recent market trends also underscore the demand for leasehold homes in the CCR (Core Central Region):

• Successful New Launches: In the past year, multiple new 99-year condos in the River Valley area saw impressive sales. For instance, Wing Tai’s The Riverine (River Green) sold ~88% of its units at launch at an average price of around $3,130 psf[30]. Zyon Grand by CDL sold about 84% of 706 units, averaging ~$3,050 psf[30]. These robust take-up rates indicate that buyers are readily investing in leasehold condos at very high absolute prices, as long as the project offers something compelling. GuocoLand’s own Martin Modern (99-year) in 2017 was also hugely successful, and today its resale prices have appreciated to over $2,700 psf on average[31][32], validating the strong demand and performance of well-located leasehold condos.
• Modern Facilities and Design: One reason 99-year condos remain popular is that they tend to be newer and packed with modern facilities. Leasehold land parcels released by the government allow developers to build large-scale projects with full condo facilities, extensive landscaping, and integrated features (like River Modern’s MRT and retail linkage). These attributes make them very attractive to today’s buyers and tenants. Freehold condos in the same area might be older or smaller-scale, lacking the same breadth of amenities. Many buyers thus prefer a brand-new, facilities-rich condo with a 99-year lease over an aging freehold with fewer facilities. As an example, River Modern’s extensive nature trail, pools, and sky gardens are a huge draw that few older freeholds can match.
• Longevity of Lease: A brand-new 99-year lease is essentially almost a perpetual asset from the perspective of the first 30-40 years, which is well beyond most holding periods. By the time the lease significantly winds down, most original buyers would have sold or passed on the property. As noted by property experts, holding period and entry price matter more than tenure for most buyers[29]. So, if one buys into River Modern now, the value is likely to hold strong for decades, given the prime location and scarcity of riverfront land. The leasehold factor is unlikely to deter demand until far into the future.

Value for Investors vs Freehold

From an investment standpoint, 99-year condos like River Modern can offer compelling value propositions compared to freehold counterparts:

• Lower Entry Price, Higher Yield: Typically, leasehold new launches are priced about 10–15% lower than equivalent freehold launches in the vicinity[33]. This often allows investors to enter at a lower quantum, but still rent out at market rents that are not much different from freehold units. The result can be a better rental yield. For instance, if a freehold unit costs a significant premium but rents the same as a leasehold unit next door, the leasehold owner enjoys a higher percentage return on investment. In District 9, many tenants (expatriates, professionals) prioritize location and amenities over tenure, since it does not affect their rental experience. Thus, River Modern can achieve strong rental demand given its MRT, mall, and riverfront perks – making it an attractive investment despite being leasehold.
• Capital Appreciation Potential: In the medium term (say 5–15 years), a well-located leasehold property can appreciate similarly or even more in percentage terms than a freehold, especially if bought at a fair entry price. Factors like upcoming infrastructure (TEL opening, nearby rejuvenation projects) can boost values. For River Modern, the completion of the Thomson-East Coast Line and the continued development of the Robertson Quay area could drive capital appreciation. Additionally, being a large development, it could set new benchmarks in the area. Many buyers of leasehold condos focus on the exit strategy – i.e., selling to the next buyer within 5-15 years when the property is still young and attractive. If River Modern is purchased at around $2,800-$3,100 psf (launch pricing)[34][35], and future demand remains strong, investors could see significant appreciation, as was the case for Martin Modern (its early buyers saw prices go from ~$2,000+ psf to ~$3,300 psf for some units within a few years)[36].
• Broad Buyer Pool: A leasehold in a prime location often appeals to a broader buyer pool than an overpriced freehold. Not everyone can afford the premium for freehold, so 99-year condos allow more upgraders and even some first-timers to buy into a prime district. This wider demand base can be beneficial for resale. For example, when one goes to sell River Modern down the line, the pool of interested buyers could include both local and foreign buyers attracted by the integrated MRT and the prestige of a District 9 address, who might not mind the tenure since the unit is relatively newer and competitively priced vs freeholds.
• Freehold as Legacy vs Leasehold for Lifestyle: Freehold properties are often marketed as legacy assets to pass down, but in Singapore, it’s important to note that even freehold land can be acquired by the government for redevelopment (albeit compensated) – so “forever” is not always literal. For most urban dwellers, a 99-year tenure comfortably covers their usage of the property. Investors realize that paying a huge premium for freehold is only worth it if one intends to hold for generations or if the freehold site has potential for collective sale. Otherwise, investing in a high-quality leasehold like River Modern can be more pragmatic – you get the same lifestyle benefits and possibly better short-to-mid term returns without overcapitalizing on the tenure factor[29][37].

In conclusion, River Modern’s 99-year tenure should not be seen as a disadvantage; rather, it is the norm for new prime condos and comes with its own set of advantages. High demand for well-located leasehold homes is evident in Singapore’s market, and River Modern is poised to ride on that demand given its compelling attributes. For investors, the key is that value is more than just tenure – it’s about location, connectivity, design, and developer reputation, all of which River Modern delivers in spades. Thus, in the leasehold vs freehold debate, River Modern exemplifies why a stellar leasehold condo can be just as coveted (if not more) than a freehold in today’s market.

Developer Background

GuocoLand Limited, the developer behind River Modern, is one of Singapore’s most reputable and visionary property developers. Understanding the developer’s background gives insight into the pedigree and quality one can expect from River Modern:

• Corporate Profile: GuocoLand is a publicly listed developer on the Singapore Exchange (since 1978) and is part of the Hong Leong Group Malaysia. Over the decades, it has established a strong presence in Singapore, Malaysia, China, and Vietnam, with a focus on large-scale integrated developments and luxury residential projects[6]. GuocoLand is known for its commitment to quality, innovative design, and sustainability, often bringing new concepts to Singapore’s real estate scene.
• Track Record of Iconic Developments: The company’s portfolio includes numerous award-winning projects[6], many of which have become landmarks:

• Wallich Residence – Singapore’s tallest building, atop Tanjong Pagar Centre (Guoco Tower). This ultra-luxury 5-star development redefined city living by integrating offices, retail, a hotel, and luxury residences in one vertical city. It won international acclaim and put GuocoLand on the map for mixed-use excellence.
• Goodwood Residence and Leedon Residence – High-end condominiums in prime districts 10, noted for their expansive grounds and sophisticated designs. These projects won awards for their architecture and sustainable features.
• Martin Modern – A 99-year condo in Robertson Quay (just a stone’s throw from River Modern) that was completed in 2021. Martin Modern was praised for its “garden home” concept, dedicating 80% of its land to botanical landscaping and becoming a tranquil oasis in the city. It sold out briskly and garnered design awards, showcasing GuocoLand’s knack for marrying luxury living with nature.
• Guoco Midtown & Midtown Modern – An ambitious mixed-use development in Bugis, which includes two condominiums (Midtown Modern and Midtown Bay) integrated with offices, retail, and public spaces. This project illustrates GuocoLand’s expertise in creating live-work-play environments and points to what we can expect at River Modern in terms of thoughtful integration (in River Modern’s case, integration with MRT and retail).

• Lentor Modern – A recent 2022 launch in a suburban locale (Lentor) that similarly integrated a mall and MRT station with three residential towers. It sold exceedingly well, reinforcing that GuocoLand’s brand and concept execution resonate with buyers.
• Awards & Accolades: GuocoLand has earned numerous awards, such as the FIABCI World Prix d’Excellence, BCA Green Mark Awards (for sustainability), and Asia Pacific Property Awards for its various projects. These attest to the developer’s high standards. For example, Wallich Residence won the 2014 World Architecture News Mixed-Use Award in its planning stage[38], and more recently Midtown Modern and Martin Modern both won accolades for their architecture and landscaping. GuocoLand’s emphasis on quality means buyers can expect top-notch finishes, thoughtful layouts, and reliable construction in River Modern.
• Financial Strength and Reliability: As a major developer, GuocoLand has the financial robustness to see through large projects and deliver on promises. This is important for buyers’ peace of mind. River Modern, being a flagship project, will benefit from the full commitment of the developer to ensure its success. GuocoLand’s marketing of River Modern suggests they consider it one of their “best site ever developed” (as the CEO quoted)[39], indicating the level of confidence and pride they have in this project.
• Design and Collaboration: GuocoLand often collaborates with renowned architects and designers. In the case of River Modern, they have engaged P&T Consultants as the architectural firm[7], which is one of Asia’s top architecture firms (with a portfolio of iconic buildings in Singapore). This choice reflects a desire to create a timeless, well-designed product. P&T is known for efficient layouts and elegant facades – so one can expect River Modern to have a contemporary yet functional design that maximizes its site attributes (river views, frontage, etc.). Landscape designers and interior designers of high repute are likely involved as well, given GuocoLand’s attention to holistic design (though specific names might be detailed in the full brochure).

In summary, GuocoLand’s background provides strong assurance to buyers of River Modern. With their stellar track record in luxury condos and integrated developments, and specific experience in the River Valley area (Martin Modern, plus co-developing The Avenir nearby[40]), GuocoLand is well-positioned to deliver a top-quality product. River Modern is not just another project for them – it’s described as a “flagship of River Valley” launch, implying that it will showcase the best of what GuocoLand has to offer in terms of luxury living, smart design, and lifestyle integration[41]. Buyers can thus look forward to a home crafted by a developer that understands the nuances of high-end urban living.

Comparative Analysis: River Modern vs Riviere vs The Avenir vs Irwell Hill vs Martin Modern

The River Valley area has seen several notable condo launches in recent years. How does River Modern compare to its peers and predecessors? Below, we provide a comparative overview of River Modern alongside four other prominent condos in the vicinity: Riviere, The Avenir, Irwell Hill Residences, and Martin Modern. Each of these developments offers luxury city living in District 9, but there are key differences in tenure, design, and unique selling points that set River Modern apart:

• River Modern vs Riviere: Both are large-scale developments with around 455 units and are 99-year leasehold. Riviere (by Frasers Property) is located at Jiak Kim Street, about 5 minutes walk downriver from River Modern. Like River Modern, it consists of two high-rise towers (~36 storeys) and even has conserved warehouses that were converted into a chic clubhouse and F&B outlets. The critical distinction is connectivity: River Modern has direct MRT access to Great World station, whereas Riviere, while fairly close to Great World, does not have an on-site MRT link (residents walk a few hundred meters to the station). River Modern is also directly next to Great World City mall, whereas Riviere is near but not integrated with a mall. In terms of views, both enjoy Singapore River views, but River Modern’s positioning (further west) might offer more open panoramic views towards the city. Riviere’s draw was its blend of heritage and modernity (the old Zouk warehouses repurposed), whereas River Modern’s appeal is its integration and “instant convenience” factor. Pricing-wise, Riviere launched around 2019–2020 and has since been completed, with last known average prices around $2,800-$3,000+ psf. River Modern’s launch prices start at ~$2,877 psf[34], comparable to Riviere’s, but with the benefit of being a newer project with later TOP (meaning more years of new lease and modern features). Overall, River Modern likely edges out for those who prioritize connectivity and immediate amenities, while Riviere might appeal to those charmed by its heritage and slightly quieter locale. Both being riverfront, they are often compared side by side, but River Modern represents the next generation of riverfront living with even more integration.
• River Modern vs The Avenir: The Avenir is a luxurious freehold condo at River Valley Close, co-developed by Hong Leong and GuocoLand, completed in 2024. It’s slightly smaller in scale (376 units across two 36-floor towers) and sits on a sizable land plot of ~129,000 sqft[42]. Being freehold, The Avenir targets buyers who value tenure and exclusivity. It’s a very high-end project with spacious layouts and a high price point (transacted prices have been in the range of $3,200–$3,800 psf for its units). In comparison, River Modern’s 99-year leasehold status is offset by its integration with MRT and retail, something The Avenir doesn’t provide (The Avenir is a pure residential enclave). The Avenir’s location is slightly further from the MRT (about 8-10 minutes walk to Great World station) and from the river (it’s a few streets inland, though still in River Valley). One advantage The Avenir has is being within immediate proximity of River Valley Primary School (just next door), which River Modern also shares being nearby. Design-wise, The Avenir is noted for its modern elegance (designed by ADDP and Studio Milou, with high ceilings and top-notch facilities). River Modern is positioned as more of an “integrated lifestyle” condo with potentially more family-oriented convenience. For buyers, the choice might boil down to tenure vs convenience: freehold boutique luxury (The Avenir) versus leasehold integrated luxury (River Modern). GuocoLand is involved in both, so quality should be high in each. However, given that River Modern is newer (TOP 2030 vs The Avenir’s 2024) and has the MRT, it might command a broader audience who prefer the convenience and potentially a lower price quantum. Investors might lean towards River Modern for rental yield (tenants typically don’t pay more for freehold, so The Avenir’s premium may not translate to higher rent). In summary, both are top-tier District 9 condos, but River Modern could be seen as more “value” with its features and likely slightly more palatable price (given leasehold), whereas The Avenir is a trophy freehold for those who prioritize tenure and exclusivity.
• River Modern vs Irwell Hill Residences: Irwell Hill Residences is another new 99-year condominium in the vicinity, developed by City Developments Limited (CDL). It launched in 2021 and is expected to TOP by 2026. Irwell Hill has 540 units in two 36-storey towers[43], located along Irwell Bank Road (on a hill just behind Great World City). It shares similarities with River Modern: both have twin 36-storey towers and a focus on lush landscaping. Irwell Hill’s site is slightly larger (~137,000 sqft) and it features distinct champagne-gold tower designs by architect MVRDV, along with sky terraces and a heritage rain tree preserved on site. When comparing, River Modern’s key advantage is direct MRT access – Irwell Hill is near Great World station but not directly connected (residents have to exit the condo and walk a few minutes). Irwell Hill also isn’t directly on the river; it’s a short walk from the Singapore River and Robertson Quay areas. River Modern, on the other hand, fronting the river and park, offers that waterfront lifestyle Irwell Hill lacks. In terms of unit mix, Irwell Hill has a broader range including studios and 1-bedders (which River Modern does not have – River Modern starts at 2-bedrooms only), meaning Irwell Hill targeted some investors/entry-level buyers, whereas River Modern is a bit more upmarket focusing on larger units. Price-wise, Irwell Hill sold strongly (about 50% on launch weekend) with average prices around $2,700 psf initially, and later transactions crossing $3,000 psf for choice units. River Modern’s pricing is in the same ballpark, but buyers in 2026 might be more familiar with the area’s pricing due to Irwell’s success. Both being 99-year, the comparison comes down to location specifics: Hill vs River. Those who bought Irwell Hill enjoyed early mover advantage in a rising market, but River Modern’s offering of a true riverfront address and on-site MRT link may be seen as a superior proposition, potentially giving it an edge in demand. Additionally, River Modern’s retail component (6 shops) means a bit of mixed-use vibrancy that Irwell lacks. Both projects, however, contribute to the overall uplift of the Great World/Irwell vicinity, and together they are reshaping the River Valley skyline.
• River Modern vs Martin Modern: Martin Modern is in many ways the spiritual predecessor to River Modern – both by GuocoLand, both 99-year, both in Robertson Quay. Martin Modern (completed in 2021) is located at Martin Place, about 700m from River Modern’s site. It has 450 units in two 30-storey towers, and was celebrated for its concept of “a home within a botanic garden” – featuring 15 different gardens and lawn spaces on its grounds. Martin Modern’s success (sold out near completion) showed that there’s strong appetite for well-designed projects in the area. Comparing the two: River Modern can be seen as an evolution – it has 455 units (slightly more), but on a smaller land plot than Martin Modern (Martin’s land is ~15,936 sqm vs River Modern’s ~11,736 sqm[32][2]). However, River Modern compensates by going taller (36 storeys vs 30) and integrating amenities (MRT, retail) that Martin Modern didn’t have (Martin Modern’s nearest MRT was not ready until TEL opened in late 2022, and even then it’s a few minutes walk). Martin Modern offers a very tranquil, exclusively residential feel with huge greenery – a true oasis. River Modern will also have abundant greenery (80% of site as noted[4]) but with a more dynamic twist due to the retail and immediate MRT access foot traffic. In terms of pricing, Martin Modern launched around $2,300 psf in 2017 and by completion saw units selling around $2,800-$3,300 psf (resale)[36]. River Modern is launching around the high $2,000s psf, which considering 5-6 years of market inflation, is in line or slightly above Martin’s initial pricing. A buyer deciding between a resale at Martin Modern vs a new unit at River Modern would consider factors like: Do I want to move in sooner (Martin is ready) or am I okay to wait for 2030 (River Modern)? Do I value freehold? (Note: Actually both are leasehold, so tenure is the same). Do I prefer a quieter estate (Martin) or one that’s atop an MRT and nearer the mall (River Modern)? For investors, River Modern being newer likely means better future-proofing (smart home features, newer facilities, and full 99-year lease), which could be advantageous. Also, given both are GuocoLand, one can expect a similar level of high quality; interestingly, both projects dedicate around 80% to greenery, showing a consistent philosophy by the developer. Ultimately, River Modern benefits from the lessons and successes of Martin Modern, adding more connectivity to create a product that is arguably even more compelling to the modern urbanite.

In conclusion, while River Modern shares its neighborhood with Riviere, The Avenir, Irwell Hill Residences, and Martin Modern, it differentiates itself through its unique integration of riverfront living with direct MRT and mall access – a combination none of the others fully replicate. Each comparative project has its strengths: Riviere’s heritage charm, The Avenir’s freehold status, Irwell Hill’s larger unit count and designer architecture, Martin Modern’s garden sanctuary concept. However, River Modern appears to synthesize many of the best aspects of each – a well-thought-out integrated development in D9 that offers connectivity (like none other in the area), greenery, luxury, and a vibrant riverside lifestyle. For buyers evaluating options, River Modern certainly makes a strong case as a District 9 riverfront condo that brings together convenience and luxury in one attractive package, potentially positioning it as the new benchmark in the Robertson Quay vicinity.

Artist’s impression of River Modern’s resort-like facilities. Over 80% of the development’s ground area is dedicated to green landscaping, pools, and communal facilities, creating a private oasis in the heart of the city[44][4].

[1] [13] [22] River Modern – OrangeTee

River Modern

[2] [3] [5] [10] [14] [15] [16] [17] [18] [19] [20] [27] [28] [38] River Modern Ebook V1 | PDF

[4] [11] [12] [30] [34] [35] [39] [44] GuocoLand launches River Modern with prices from S$2,877 psf  – The Business Times

https://www.businesstimes.com.sg/property/guocoland-launches-river-modern-prices-s2877-psf

[6] [8] [21] Residential Properties – Singapore

https://www.guocoland.com.sg/resi_sg.shtml

[7] [9] [23] [26] River Modern (Updated 2026)

https://www.rivermodern.newlaunches.sg/

[24] [25] [31] [32] [36] MARTIN MODERN: River Valley Condominium | Details & Reviews | EdgeProp Singapore

https://www.edgeprop.sg/condo-apartment/martin-modern

[29] [37] Freehold vs 99 Year Leasehold in Singapore (2026): Which Is Better?

https://asianprimeproperties.sg/freehold-vs-99-year-leasehold-in-singapore-2026-which-should-you-buy/

[33] Freehold vs 999/99-year leasehold condos — Which is the better …

https://www.99.co/singapore/insider/freehold-vs-leasehold-condos/

[40] The Avenir Condo Official Site | Freehold Condo at River Valley

https://avenircondo.sg/

[41] River Modern – New Launches Condo

https://newlaunchescondo.sg/river-modern/

[42] The Avenir – Strategic Location, Huge Land Size, Seamless …

https://www.theorigins.com.sg/review/the-avenir-strategic-location-huge-land-size-seamless-connectivity

[43] Irwell Hill Residences – Home

https://irwellhillresidences.co/