River Green
29 units available
$3,091–$3,278 psf
94% sold
Gallery
River Modern in D09 — 24 developer images. Select any image to view it full size.
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
River Modern is a 455-unit 99-year leasehold condominium in D09 (CCR, Central region), developed by GuocoLand, with TOP expected in 2030. The land was secured through a URA Government Land Sales tender in February 2025 at $1,420 psf ppr.
The site sits about 0.22 km in a straight line from Great World (TE15), roughly 3 minutes on foot. Matched developer-sale transactions put take-up at 94% — 428 of 455 units, at an average of $3,277 psf.
94% sold
428 of 455 units sold · 27 still available
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for River Modern, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- Selling
- Developer
- GuocoLand
- District
- D09 · CCR · Central
- Tenure
- 99 years
- Total units
- 455
- Site area
- 14,670 sqmest.157,906 sqft · derived from GFA ÷ plot ratio
- Gross floor area
- 41,076 sqm
- Plot ratio
- 2.8
- Land cost
- $1,420 psf pprURA GLS tender, February 2025
- Estimated breakeven
- $2,571 psf pprest.
- Average psf (transacted)
- $3,277
- Units sold
- 94%428 of 455 · 27 available
- Entry price
- $1.55MSmallest layout, lowest transacted quantum
- Bedroom mix
- 2, 3, 4 bedroom
- Size range
- 538 - 1,830 sqft (50 - 170 sqm)
- Expected TOP
- 2030
- Nearest MRT
- Great World TE15 · 0.22 km · ~3 min walk
- HDB upgrader share
- 22.3%Of matched buyers with a prior HDB address
- Coordinates
- 1.29328, 103.83478
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
Land attributes
Estimated breakeven
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where River Modern sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Great World (TE15), about 0.22 km away in a straight line, roughly 3 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
River Modern is located at 1.29328, 103.83478 in D09, Singapore. The interactive map loads when this section comes into view.
- District
- D09 · Central · CCR
- Nearest MRT
- Great World TE15 · 0.22 km · ~3 min walk
- Coordinates
- 1.29328, 103.83478
- Tenure
- 99 years
- Site status
- Selling
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| River Valley Primary SchoolModerate P1 demand | 0.17 km | 3 min | — |
| Great World MRTTE15 · Thomson-East Coast Line | 0.22 km | 3 min | — |
| Great WorldShopping mall | 0.31 km | 5 min | — |
| Zion Riverside Food CentreHawker centre · 32 cooked-food stalls | 0.41 km | 6 min | — |
| Big BlockShopping mall | 0.47 km | 7 min | — |
| Concorde Shopping CentreShopping mall | 0.49 km | 7 min | — |
| Havelock MRTTE16 · Thomson-East Coast Line | 0.55 km | 8 min | — |
| Kim Seng CCCommunity club | 0.60 km | 9 min | — |
| Dimensions International CollegeInternational school | 0.70 km | 10 min | — |
| St. Gallen Institute of Management in AsiaOverseas business school | 0.79 km | 12 min | — |
| Kukoh 21 Food CentreHawker centre · 21 cooked-food stalls | 0.80 km | 12 min | 2 min |
| 111 SomersetShopping mall (location approximate) | 0.82 km | 12 min | 2 min |
| Havelock Road Cooked Food CentreHawker centre · 30 cooked-food stalls | 0.82 km | 12 min | 2 min |
| Somerset MRTNS23 · North South Line | 0.91 km | 14 min | 3 min |
| Fort Canning MRTDT20 · Downtown Line | 1.06 km | 16 min | 3 min |
| Tiong Bahru CCCommunity club | 1.14 km | 17 min | 3 min |
| Alexandra Primary SchoolVery high P1 demand | 1.22 km | 18 min | 4 min |
| Gan Eng Seng SchoolSecondary | 1.31 km | 20 min | 4 min |
| Mount Elizabeth HospitalPrivate hospital | 1.33 km | 20 min | 4 min |
| Duke-NUS Medical SchoolJoint campus | 1.34 km | 20 min | 4 min |
| Fort Canning ParkPark · 19 ha | 1.35 km | 20 min | 4 min |
| Zhangde Primary SchoolP1 vacancies available | 1.37 km | 21 min | 4 min |
| Henderson CCCommunity club | 1.51 km | 23 min | 4 min |
| Outram PolyclinicPublic polyclinic · SingHealth Polyclinics | 1.53 km | 23 min | 4 min |
| NPS International SchoolInternational school | 1.56 km | 23 min | 5 min |
| School of the Arts, SingaporeSecondary through JC | 1.69 km | 25 min | 5 min |
| St. Margaret's School (Primary)High P1 demand | 1.72 km | 26 min | 5 min |
| Anglo-Chinese School (Junior)High P1 demand | 1.90 km | 28 min | 5 min |
| Crescent Girls' SchoolSecondary · Girls | 1.92 km | 29 min | 6 min |
| Raffles PlaceCentral business district | 2–5 km | — | 10–20 min |
| Tanjong PagarCentral business district | 2–5 km | — | 10–20 min |
No categories selected. Pick one above, or .
31 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|---|---|---|---|---|---|
| 2 Bedroom | $1.98M | $3,166 | $1.55M – $2.52M | 538 – 689 sqft | 159 sold | |
| 3 Bedroom | $3.06M | $3,241 | $2.3M – $4.25M | 797 – 1,109 sqft | 202 sold | |
| 4 Bedroom | $5.57M | $3,424 | $4.59M – $6.9M | 1,464 – 1,830 sqft | 63 sold |
Figures from matched transactions as at 15 Aug 2026. Averages vary by floor, stack, facing and size — ranges matter more than any single number.
Site map
The published site plan for River Modern — block placement, facing, and where the facilities sit relative to each stack. Select a plan to view it full size.
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Every unit in River Modern, floor by floor and stack by stack: which are sold, which are still available, and what the sold ones transacted at. 21 of 414 units were unsold at the last extraction.
Partial coverage. The grid below tracks 414 of the 455 units in this development. Sell-through for the whole project is taken from matched transaction data, not from this grid.
Total units4142 towers tracked unit by unit
Sold39395% of the development
Still available21Unsold at last check
Latest transaction15 Jul 2026Most recent caveat in the grid
Stack010203040506
Storey36
Storey35
Storey34
Storey33
Storey32
Storey31
Storey30
Storey29
Storey28
Storey27
Storey26
Storey25
Storey24
Storey23
Storey22
Storey21
Storey20
Storey19
Storey18
Storey17
Storey16
Storey15
Storey14
Storey13
Storey12
Storey11
Storey10
Storey9
Storey8
Storey7
Storey6
Storey5
Storey4
Storey3
Storey2
Available unitsSold unitsNo unit at this positionFloors read top-down, stacks left to right — the grid is the elevation.
Sold price:under $3,038 psfaround $3,154–$3,268 psfover $3,416 psfAvailable units stay unshaded — they have no transacted price.
Select any unit for its size, layout and — where it has sold — the transacted price and date. Availability reflects the most recent extraction and can change without notice; confirm with the developer before acting on it.
| Tower | Stack | Layout | Units | Sold | Available | Median psf |
|---|---|---|---|---|---|---|
| Tower 5 | 01 | 3BR | 35 | 35 | — | $3,323 |
| Tower 5 | 02 | 3BR | 35 | 35 | — | $3,216 |
| Tower 5 | 03 | 4BR | 35 | 28 | 7 | $3,426 |
| Tower 5 | 04 | 3BR | 35 | 32 | 3 | $3,225 |
| Tower 5 | 05 | 2BR | 35 | 27 | 8 | $3,042 |
| Tower 5 | 06 | 2BR | 35 | 32 | 3 | $3,095 |
| Tower 7 | 08 | 2BR | 35 | 35 | — | $3,244 |
| Tower 7 | 09 | 2BR | 35 | 35 | — | $3,243 |
| Tower 7 | 10 | 4BR | 35 | 35 | — | $3,349 |
| Tower 7 | 11 | 3BR | 35 | 35 | — | $3,137 |
| Tower 7 | 12 | 2BR | 30 | 30 | — | $3,082.5 |
| Tower 7 | 13 | 3BR | 34 | 34 | — | $3,094 |
Unit-level data compiled by PropertyInsider.sg from an EdgeProp Tower View extraction dated 15 Jul 2026. Availability is a snapshot, not a live feed — units can be sold or released between updates, and developers hold back stock. Verify anything you intend to act on with the developer. Compare pricing across projects on the prices by bedroom table.
Latest transactions
The ten most recent recorded sales at River Modern — the closest read on what buyers are paying right now, and on which layouts are still moving.
| Date | Unit | Type | Size | Price | Price psf |
|---|---|---|---|---|---|
| 15 Jul 2026 | #33-04 | 3BR | 904 sqft | $3.35M | $3,711 |
| 8 Jul 2026 | #34-13 | 3BR | 797 sqft | $2.82M | $3,543 |
| 2 Jul 2026 | #35-13 | 3BR | 797 sqft | $2.84M | $3,562 |
| 2 Jul 2026 | #32-04 | 3BR | 904 sqft | $3.33M | $3,680 |
| 19 Jun 2026 | #04-03 | 4BR | 1,830 sqft | $6.18M | $3,377 |
| 31 May 2026 | #36-12 | 2BR | 538 sqft | $1.92M | $3,569 |
| 28 May 2026 | #03-03 | 4BR | 1,830 sqft | $6.15M | $3,359 |
| 28 Apr 2026 | #06-03 | 4BR | 1,830 sqft | $6.31M | $3,450 |
| 15 Apr 2026 | #25-03 | 4BR | 1,830 sqft | $6.58M | $3,598 |
| 13 Apr 2026 | #09-01 | 3BR | 1,109 sqft | $3.73M | $3,363 |
Most recent transaction 15 Jul 2026. Caveats are lodged with a lag, so the newest sales at a project may not appear for several weeks. Source: EdgeProp Tower View, compiled by PropertyInsider.sg.
How D09 resales have performed
Capital appreciation context for River Modern: what sellers of completed condos in the same district actually realised on 8,103 matched buy-and-sell pairs (March 1995 to August 2026), including the 16.3% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 16.3% recorded on completed sales here.
Median annualised return
3.8% p.a.
all exits in district D09, winners and losers
Share that made money
83.7%
6,783 of 8,103 matched exits
Median gain when it worked
$570k
gross, before transaction costs
Median loss when it did not
-$250k
1,320 exits sold at or below cost
Median holding period
7.1y
purchase to sale
CCR segment median
3.7% p.a.
25,198 exits island-wide, 85.2% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Dashed line marks River Modern’s current average developer-sale psf — a new-launch price against a resale trend, so compare direction, not levels. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D09 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
9.1% p.a.middle of the 10 mapped, all exits5.8–12.3%slowest to fastest of the 10$706kmiddle project’s median gain, gross$1,454 psftheir middle average resale psf$3,277 psfthis launch, average transacted
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:10% a year or more6–10% a year3.2–6% (at or above the island median)This launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| The Metz | 2007 | 185 | 99.5% | 12.3% p.a. | 4.4y | $687k | $1,849 |
| Parc Emily | 2008 | 324 | 100.0% | 11.3% p.a. | 5.1y | $527k | $1,221 |
| The Cosmopolitan | 2008 | 295 | 99.0% | 10.6% p.a. | 3.9y | $968k | $1,578 |
| Watermark Robertson Quay | 2008 | 307 | 97.7% | 9.9% p.a. | 5.1y | $794k | $1,364 |
| The Imperial | 2006 | 225 | 100.0% | 9.5% p.a. | 5.2y | $1.10M | $1,318 |
| The Pier at Robertson | 2006 | 235 | 100.0% | 8.7% p.a. | 5.5y | $535k | $1,440 |
| Urbana | 2007 | 137 | 100.0% | 8.2% p.a. | 5.6y | $884k | $1,460 |
| Newton Edge | 2011 | 95 | 100.0% | 6.6% p.a. | 5.0y | $323k | $1,470 |
| The Inspira | 2009 | 162 | 96.3% | 6.1% p.a. | 4.6y | $523k | $1,447 |
| The Wharf Residence | 2012 | 150 | 100.0% | 5.8% p.a. | 5.9y | $726k | $1,545 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of River Modern and the 5 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
River Valley Primary School≤1km0.17 km (est.)≈ 3 min walk
2A 0.45×2B 0.72×2C 1.34× • ballot PR <1km2C(S) —
Alexandra Primary School1–2km1.22 km (est.)≈ 18 min walk
2A 1.05× • ballot PR <1km2B 0.35×2C 1.56× • ballot SC <1km2C(S) —
St. Margaret's School (Primary)1–2km1.72 km (est.)≈ 26 min walk
2A 0.29×2B 0.26×2C 1.04× • ballot SC2C(S) —
Anglo-Chinese School (Junior)1–2km1.90 km (est.)≈ 28 min walk
2A 0.87×2B 1.58× • ballot SC <1km2C 1.26× • ballot SC <1km2C(S) —
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: NaN
Compare with nearby launches
Other tracked launches and GLS sites in D09 or the same segment and region.
Est. launch price$3,440–$3,890 psf
0% sold
The Collective At One Sophia
268 units available
$2,755–$2,839 psf
27% sold
The Robertson Opus
138 units available
$3,264–$3,415 psf
60% sold
10 Evelyn
3 units available
$2,281–$2,697 psf
95% sold
19 Nassim
4 units available
$3,308–$3,565 psf
96% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
S$
%
% p.a.
years
Total loan amount—
Estimated instalment
—
per month
- Principal, first month—
- Interest, first month—
- Interest over the full term—
The split shown is the first month’s instalment, not an average: early payments are mostly interest and late ones mostly principal, while the monthly figure itself stays level. This is the loan only — it excludes stamp duty, legal fees, maintenance and property tax, and a home bought under construction draws the loan down in stages rather than all at once. What a bank will actually lend you depends on the LTV limit, TDSR and, for HDB flats and developer-sold ECs, MSR. Work those out on the affordability calculator, stamp duty calculator and progressive payment calculator. Estimates only, not financial advice.
