River Modern
QUICK SUMMARY
While River Modern presents a premium location with river views and efficient layouts for owner-occupiers, its high entry quantum and competitive CCR market make it a less compelling pure investment opportunity compared to other options, with potential risks regarding future exit strategy.
UNITS
455
TOWERS
2 × 36F
NEAREST MRT
Great World
UNIT MIX
2BR – 4BR
SITE AREA
126,325 sqft
TENURE
99-year leasehold
EST. PSF
$2,700 – $3,300
PRICE GUIDE
What You'll Pay
Indicative pricing from launch weekend. Figures based on developer price list.
| UNIT TYPE | SIZE RANGE | FROM PSF | PRICE RANGE |
|---|---|---|---|
| 2 Bedroom | 538 – 689 sqft | $2,877 | $1.548M – $1.9M |
| 3 Bedroom | 797 – 1,109 sqft | $2,883 | $2.298M – $2.8M |
| 4 Bedroom | 1,098 – 1,830 sqft | $3,134 | $4.588M – $6.722M |
Great World (TE15)
MRT
1 min walk (direct link)
Havelock (TE16)
MRT
0.8 km
Great World City
Mall
1 min walk (direct link)
Valley Point Shopping Centre
Mall
0.5 km
FairPrice Orchard Grand Court
Mall
0.7 km
CS Fresh @ UE Square
Mall
1.0 km
River Valley Primary School
School
1 min walk
FEATURED CHANNEL REVIEWS
What the Experts Say
Key takeaways from two trusted Singapore property YouTube channels.
HIGHLIGHTS
- Premium river-facing location, potentially the last new development directly fronting the Singapore River, offering a unique 'X factor'.
- Mixed-use development with shops and F&B on Level 1, specifically excluding bars or pubs, for convenience without nightlife disruptions.
- Excellent connectivity, located right next to Great World MRT station (Thomson-East Coast Line), ensuring good rental and resalability.
- Features efficient layouts due to harmonization, offering better space utility and competitive entry quantum compared to older, less efficient CCR layouts.
- The land cost of $1420 psf ppr is competitive, similar to less superior upcoming locations, suggesting better value for its prime CCR address.
CONCERNS
- CCR properties have historically been difficult to exit profitably, with several examples of poor returns compared to other regions.
- The pricing for River Modern is considered high, with some freehold comparable properties next door selling at similar PSF, questioning its value proposition.
HIGHLIGHTS
- Developed by Guocoland, a reputable developer with a track record of making profitable projects for owners.
- The unit mix starts from 2-bedroom units, avoiding the potential negative impact of 1-bedroom units on the overall development's PSF and resale value.
- CCR properties, when carefully selected, have demonstrated potential for growth and can be profitable investments.
- River Valley is a desirable and nice place to live for Singaporean families, if properties are priced fairly.
- The 36-story towers offer panoramic river views, providing a trophy asset appeal.
CONCERNS
- Concerns about potential oversupply in the River Valley area due to numerous new launches could lead to buyer fatigue and make future exits challenging.
- Unit sizes, particularly for 2- and 3-bedroom units, are compact and might not meet the expectations of CCR buyers who typically prefer larger floor plates, potentially hindering resale.
- Balconies are often described as long and narrow (e.g., 1.5m-1.88m width), limiting their functionality for dining or recreation.
- Certain unit layouts feature wasted corridor space or walk-through kitchens, reducing overall living efficiency.
- The very high quantum for 4-bedroom units (e.g., ~$6M) makes them less appealing for pure investment, as many other options, including landed properties, exist.
- The 'river view' might be perceived as 'Milo brown' during rain or 'black' at night, potentially diminishing the premium view appeal.
▶
HIGHLIGHTS
- Premium river-facing location, potentially the last new development directly fronting the Singapore River, offering a unique 'X factor'.
- Mixed-use development with shops and F&B on Level 1, specifically excluding bars or pubs, for convenience without nightlife disruptions.
- Excellent connectivity, located right next to Great World MRT station (Thomson-East Coast Line), ensuring good rental and resalability.
- Features efficient layouts due to harmonization, offering better space utility and competitive entry quantum compared to older, less efficient CCR layouts.
- The land cost of $1420 psf ppr is competitive, similar to less superior upcoming locations, suggesting better value for its prime CCR address.
CONCERNS
- CCR properties have historically been difficult to exit profitably, with several examples of poor returns compared to other regions.
- The pricing for River Modern is considered high, with some freehold comparable properties next door selling at similar PSF, questioning its value proposition.
VS
▶
HIGHLIGHTS
- Developed by Guocoland, a reputable developer with a track record of making profitable projects for owners.
- The unit mix starts from 2-bedroom units, avoiding the potential negative impact of 1-bedroom units on the overall development's PSF and resale value.
- CCR properties, when carefully selected, have demonstrated potential for growth and can be profitable investments.
- River Valley is a desirable and nice place to live for Singaporean families, if properties are priced fairly.
- The 36-story towers offer panoramic river views, providing a trophy asset appeal.
CONCERNS
- Concerns about potential oversupply in the River Valley area due to numerous new launches could lead to buyer fatigue and make future exits challenging.
- Unit sizes, particularly for 2- and 3-bedroom units, are compact and might not meet the expectations of CCR buyers who typically prefer larger floor plates, potentially hindering resale.
- Balconies are often described as long and narrow (e.g., 1.5m-1.88m width), limiting their functionality for dining or recreation.
- Certain unit layouts feature wasted corridor space or walk-through kitchens, reducing overall living efficiency.
- The very high quantum for 4-bedroom units (e.g., ~$6M) makes them less appealing for pure investment, as many other options, including landed properties, exist.
- The 'river view' might be perceived as 'Milo brown' during rain or 'black' at night, potentially diminishing the premium view appeal.
SCORE COMPARISON
76
VERDICT
Buyers should prioritize a clear exit strategy, base decisions on facts and figures rather than hype, and precisely know their game plan for entering the CCR market.
60
VERDICT
For pure investment, there are safer opportunities elsewhere, but River Modern could be a suitable own-stay option as a lifestyle upgrade, provided the buyer is aware of the risks and not solely focused on profit.
Details
ROBOPROP AI VERDICT
68
Own Stay
56
Invest
ROBOPROP AI
Ideal for owner-occupiers seeking a premium lifestyle upgrade in River Valley, particularly those valuing direct river views, MRT proximity, and Guocoland's design efficiency, or PRs desiring spacious condo living within CCR.
While River Modern presents a premium location with river views and efficient layouts for owner-occupiers, its high entry quantum and competitive CCR market make it a less compelling pure investment opportunity compared to other options, with potential risks regarding future exit strategy.
Who agree
Premium river-facing location, potentially the last new development directly fronting the Singapore River, offering a unique 'X factor'.
Mixed-use development with shops and F&B on Level 1, specifically excluding bars or pubs, for convenience without nightlife disruptions.
Excellent connectivity, located right next to Great World MRT station (Thomson-East Coast Line), ensuring good rental and resalability.
Features efficient layouts due to harmonization, offering better space utility and competitive entry quantum compared to older, less efficient CCR layouts.
The land cost of $1420 psf ppr is competitive, similar to less superior upcoming locations, suggesting better value for its prime CCR address.
Developed by Guocoland, a reputable developer with a track record of making profitable projects for owners.
The unit mix starts from 2-bedroom units, avoiding the potential negative impact of 1-bedroom units on the overall development's PSF and resale value.
CCR properties, when carefully selected, have demonstrated potential for growth and can be profitable investments.
River Valley is a desirable and nice place to live for Singaporean families, if properties are priced fairly.
The 36-story towers offer panoramic river views, providing a trophy asset appeal.
CCR properties have historically been difficult to exit profitably, with several examples of poor returns compared to other regions.
Concerns about potential oversupply in the River Valley area due to numerous new launches could lead to buyer fatigue and make future exits challenging.
The pricing for River Modern is considered high, with some freehold comparable properties next door selling at similar PSF, questioning its value proposition.
Unit sizes, particularly for 2- and 3-bedroom units, are compact and might not meet the expectations of CCR buyers who typically prefer larger floor plates, potentially hindering resale.
Balconies are often described as long and narrow (e.g., 1.5m-1.88m width), limiting their functionality for dining or recreation.
Certain unit layouts feature wasted corridor space or walk-through kitchens, reducing overall living efficiency.
The very high quantum for 4-bedroom units (e.g., ~$6M) makes them less appealing for pure investment, as many other options, including landed properties, exist.
The 'river view' might be perceived as 'Milo brown' during rain or 'black' at night, potentially diminishing the premium view appeal.
Lack of a clear exit strategy for CCR properties, with historical examples of low profitability or even losses compared to other regions.
Potential oversupply due to numerous new launches in the River Valley area, possibly leading to buyer fatigue and difficulties in future resale.
High entry quantum and PSF for certain units, making it less competitive compared to some freehold alternatives nearby or other investment options outside CCR.
Compact layouts for 2- and 3-bedroom units might not appeal to resale buyers in CCR who often prefer larger floor plates, potentially affecting future demand.
Certain unit layouts, including narrow balconies and wasted corridor spaces, could reduce the perceived efficiency and functionality for long-term living.
Disclaimer: This article summarizes publicly available opinions from featured YouTube channels. Scores are editorially assigned by RoboProp and do not constitute financial or investment advice. All pricing is indicative and subject to change. Always do your own due diligence before making property decisions.