River Modern is 93% sold. Roughly 32 of 455 units remain. If you're still considering this project, the question isn't whether to buy — it's which of the remaining units is actually worth taking.
We scored River Modern 8.0 — BUY. Best location in our scoring series. But not every remaining unit is created equal.
What You're Working With
Two 36-storey towers along River Valley Green. Approximately 70% of units face the Singapore River, with the remainder oriented toward the pool deck and Kim Seng Park. The site sits directly above Great World MRT (TE15) with a sheltered link — ~110m. River Valley Primary School (SAP school, consistently oversubscribed) is ~460m away.
GuocoLand paid $1,420 PSF PPR for the land — a 2.30× markup to the $3,266 average transacted PSF. Developer margins are reasonable for CCR, which gives some comfort on the pricing floor.
The Two Remaining Unit Types
The key remaining options are the Type C4 3-bedroom (904 sqft) and the Type D2 4-bedroom (1,830 sqft).
The 3BR C4 is the lifestyle pick. The wide balcony connects to both the kitchen and living room — it functions more like a terrace than a balcony. The unit is cross-ventilated (balcony faces pool/park, bedrooms face the opposite direction). Lower floors on the school-facing side may pick up noise during school hours. At $2.40–2.85M ($2,400–2,500 PSF), it's the sweet spot for own-stay families who entertain and want indoor-outdoor flow.
The 4BR D2 is the legacy unit. 1,830 sqft with every bedroom sharing the same river-facing frontage — not just the living room. Private lift access. Master bedroom comes with walk-in wardrobe, corner river view, and bathtub (increasingly rare in CCR new launches). At $3.85–4.40M, the quantum is steep. This is a long-term own-stay commitment, not a short-term play.
Stack Considerations: River vs Pool
River-facing stacks (north/northwest) get the headline views — direct Singapore River bend, afternoon shade (sun sets west/southwest), and no facing obstruction for the foreseeable future. These commanded a ~$50–100 PSF premium at launch and sold out fastest.
Pool-facing stacks (south/southeast) look toward the 50m lap pool, facilities deck, and Kim Seng Park, with further views along the river toward River Valley. The dual-facing layout gives cross-ventilation. The trade-off: you'll see the other tower, and lower floors may hear school activity from River Valley Primary. But you get park greenery that river-facing stacks don't.
For the remaining ~32 units, availability is concentrated in specific stacks and floors. River-facing premium stacks are likely sold out. What's left is likely pool-facing mid-to-high floors and selected river-facing higher floors.
The Supply Scarcity Angle
River Modern is the only new private residential project in D9 in 2026. The next GLS site in the vicinity (River Valley Green Parcel C) hasn't been tendered yet — if awarded, the resulting development wouldn't launch until 2027 at the earliest. With 93% sold, these remaining ~32 units are functionally the last new CCR inventory at this price point for at least 12–18 months.
That's not a sales tactic — it's a supply reality that affects both your entry price and your exit options.
GuocoLand's Track Record
- Martin Modern (D9, 2017, ~$2,200 PSF launch) → now $2,800–3,100 PSF resale. +27-41% over 7-9 years.
- Midtown Modern (D7, 2021, ~$2,800 PSF) → now $3,000–3,200 PSF. +7-14%.
- Lentor Modern (D26, 2022, ~$2,100 PSF) → now $2,200–2,400 PSF. +5-14%.
All three trade above launch PSF. Martin Modern's trajectory is the most relevant comparable — same developer, same district, similar price positioning.
The Bottom Line
If you're buying the 3BR C4: go for mid-to-high floors (15+) on the pool-facing side. You'll get cross-ventilation, park views, and enough height to clear school noise. The terrace-flow kitchen-to-balcony layout is genuinely rare in CCR new launches.
If you're buying the 4BR D2: this is a river-facing-only decision. Every bedroom shares the river frontage — make sure you're getting it. Verify your specific floor clears any potential sightline obstruction from the opposite tower.
Either way, River Modern at 8.1 is our highest-scoring D9 project. The fundamentals — MRT access, school proximity, developer track record, and supply scarcity — support the pricing.