River Modern Starts From $1.548M For A Two-Bedder — How Its Pricing Compares In River Valley

River Modern pricing review. Starting from about $2,877 psf, with two-bedders from about $1.548M and three-bedders from about $2.298M. We compare it against nearby resale condos and current new launches, and unpack the key trade-off: a more accessible entry quantum into District 9, but with more compact unit sizes and more modest long-term appreciation.

By Ryan J. Ong

Published 21 February 2026, 9:30 PM SGT · 21 min read · 833

When GuocoLand was awarded the site along River Valley Green in a government land tender last year, the anticipation surrounding their newest project, River Modern, continued to build. Read our full review of this 455-unit project here.

GuocoLand set a high benchmark for luxury homes in this vicinity nearly a decade ago when it launched Martin Modern, a 450-unit condominium on Martin Road. There’s also the high expectation for a new luxury property in prime District 9, especially one that’s on a rare riverfront site.

But River Modern is also entering the market at an interesting time. Last year, several new projects in the Core Central Region (CCR) entered the market, thanks to a slew of sites released by the government in 2024.

As buying activity in this central region has ramped up, projects like River Green, Promenade Peak, and Zyon Grand have elevated pricing expectations, with the new emphasis among most buyers being on affordable overall prices (lower quantum) rather than $PSF prices.

Given the prevailing market sentiment and price expectations, how does River Modern’s pricing stand out?

How does its starting price of $2,877 psf compare in the minds of most buyers, given how there is a greater focus on price quantums today?

Frequently asked questions

How does the starting price of River Modern compare to other new launches in District 9?

River Modern's starting price of $2,877 psf is competitive when compared to nearby new projects, often being lower than some newer 99-year leasehold developments like Riviere and Irwell Hill Residences, and in line with or slightly above older resale options.

Who is the ideal buyer for River Modern?

River Modern is suitable for buyers valuing central location and prestige, existing property owners upgrading in CCR, medium-term holders comfortable with market performance, and families seeking proximity to River Valley Primary School and MRT access.

How have property prices in District 9 performed over the past decade?

Prices for non-landed private properties in District 9 have generally increased, with annualized growth rates of about 3.63% for all properties and 4.64% for 99-year leasehold properties, though growth has been slower compared to other regions.

What are some resale options near River Modern that are priced similarly?

Resale projects like Yong An Park, Mirage Tower, and Martin Modern have units priced close to River Modern, with River Modern's units generally starting from lower prices, especially for smaller units.

How do the unit sizes at River Modern compare to nearby projects?

River Modern's units are smaller, with two-bedroom units starting at 538 sq ft and three-bedroom units at 797 sq ft, which are on the smaller end compared to nearby projects that often have larger units.

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Ryan J. Ong

Partner at Stacked

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan’s expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938’s Open House programme underscores his commitment to providing valuable insights into the property market.