River Modern Buyer’s Guide

River Modern (瑞河豪苑): a complete guide covering pricing structure, the six shops and the MRT link, location and connectivity, river outlook stack by stack, all twelve unit types, fittings by type, the facilities deck, technical specifications, the developer, and land cost.

Everything on this page is also packaged as a single copy-and-paste data block at the bottom, built for Gemini Notebook, ChatGPT, Perplexity or any AI assistant, so you can interrogate the development on your own terms: explore, compare, and reach your own conclusion, at your own pace.

455Total Units

31 Dec 2032Expected Vacant Possession

99-yrLeasehold

9 (CCR)District

AI Research
Pricing & Availability
Mixed Development
Location
Views & Orientations
Unit Types
Fittings & Finishes
Facilities
Specifications
The Developer
Investment Context
FAQ

Pricing & Availability

“How is River Modern priced, and what actually moves the number?”

Three things set the price of a unit at River Modern: the unit type, the floor, and the stack. The development has twelve named layouts grouped into seven price bands spanning 2 to 4 bedrooms, from a 538 sq ft two-bedroom to an 1,830 sq ft four-bedroom with a private lift. Within a single type, price rises with floor level, and stacks facing the Singapore River carry a premium over the four stacks that face inland. The table below is the live source for pricing by type.

Type	Area Size (From)	Area Size (To)	Price (From)	Price (To)	Available Units	Total Units	Maintenance Fee (est)
2 Bedroom	538 sqft	538 sqft	$1,863,000	$1,941,000	13	70	$422.50 / mth
2 Bedroom Plus	646 sqft	689 sqft	$2,251,000	$2,298,000	2	105	$507.00 / mth
3 Bedroom	797 sqft	904 sqft	$3,375,000	$3,412,000	3	105	$507.00 / mth
3 Bedroom Flex	893 sqft	893 sqft	Fully Sold	Fully Sold	0	35	$507.00 / mth
3 Bedroom Plus	1,098 sqft	1,109 sqft	Fully Sold	Fully Sold	0	70	$591.50 / mth
4 Bedroom	1,464 sqft	1,464 sqft	Fully Sold	Fully Sold	0	35	$591.50 / mth
4 Bedroom Plus	1,830 sqft	1,830 sqft	$6,174,000	$7,074,000	6	35	$676.00 / mth
Total					24	455

Two costs sit alongside the purchase price and are worth understanding before you shortlist. Monthly maintenance is charged on share value, not on floor area, at a flat rate of $84.50 per share value per month across every band. That is why a 904 sq ft three-bedroom and a 646 sq ft two-bedroom pay the same $507: both carry six share values. The full schedule is in Technical Specifications.

The second is stamp duty. Buyer’s Stamp Duty applies to every purchase, and Additional Buyer’s Stamp Duty applies by residency status and the number of residential properties already held. Neither is set by the developer and neither varies by unit type.

Why two units of the same size can be priced differently▼

River Modern runs thirteen stacks across two towers, and only nine of them face the Singapore River. Stacks 12 and 13 in Tower 7 and stacks 05 and 06 in Tower 5 do not. Because unit type is tied to stack here, that outlook difference is baked into the type: every B1 and every B2 sits in an inland stack, as does every C1, while every B3, B4, C2, C3, C4, C5, C6, D1 and D2 sits in a river-facing stack.

Floor level does the rest. The lowest residential floor is level 2, which sits roughly 14 metres above the Kim Seng Park pavement, and the towers run to level 36. A river-facing stack on level 30 and the same layout on level 4 are the same floor plan and a materially different product.

Optional balcony screens, by unit type▼

Balcony screens are an optional purchase, not a standard provision. The design is pre-approved by URA, and only pre-approved designs and colours may be installed. Indicative costs run by unit type: $35,000 for B1 and B2; $41,000 for B3 and B4; $30,000 for C1; $42,000 for C2; $40,000 for C3; $46,000 for C4; $48,000 for C5 and C6; and $57,000 for D1 and D2. Blinds are not part of the standard provision.

Work out which band fits

Share value drives your monthly outgoings for as long as you hold the unit, and it does not track floor area. Send us the layouts you are weighing and we will set the numbers out side by side.

Submit an Enquiry →

Mixed Development

Six shops, one station link: what belongs to River Modern and what sits next door

River Modern is licensed as a mixed development. The developer’s licence covers 455 flats and 6 commercial units on Lot 01688W, TS 21, and the commercial component runs to about 400 sq m of gross floor area at the Lower 1st Storey. Those six shops are part of the development. Great World, the mall, is not, and neither is Great World MRT Station. Both are neighbours the site connects to, which is a different thing, and the distinction matters when you are comparing what your maintenance fee actually buys.

What is inside the development

The shops and restaurants sit at Basement 1 and Lower 1st Storey, alongside the Grand Arrival, the Arrival Lounge, the management office, bicycle parking and the tower lobbies. A Through Block Link runs at Basement 2. The residential facilities sit above, on the 1st Storey landscape deck, and residential units begin at level 2. Vehicles enter from River Valley Green, meet the Grand Drop-off, then descend to B1 for the shops or to B2 and B2M for resident parking.

What sits next door

The site’s western edge meets Great World MRT Station on the Thomson East Coast Line. Exit 1 opens onto the development’s Arrival Lounge at the Lower 1st Storey, and the same station concourse carries an underpass through to Great World, the mall. The route to the mall therefore runs through the station, not through a private link of the development’s own. Kim Seng Park and Kim Seng Linear Park wrap the southern and eastern edges and are public parks.

Who can use the Arrival Lounge, and how visitors get in▼

The Arrival Lounge beside the MRT exit is for residents’ access only. It runs to about 30 sq m and seats twelve, and a passenger lift carries residents up to the 1st Storey landscape deck, where a sheltered walkway connects the two towers. Residents with strollers or wheelchairs can ramp down to the B1 lobby from the Arrival Lounge and reach either tower from the basement lift lobbies.

Visitors arriving on foot from the MRT go to the main entrance on River Valley Green and register at the guard house, unless a resident accompanies them. Visitors driving in register at the guard house, park, and use the audio video intercom at the respective tower lobby from the basement. There is one side gate, beside the main entrance. Basement lobbies and the Arrival Lounge run card access with audio video intercom; lifts run card access.

See where the boundary falls

The site plan shows exactly which spaces are strata and which are public. Bring it up at the showflat and the sales team can walk the route from the station to the deck with you.

Book a Showflat Visit →

Location & Connectivity

Eighty metres from the Arrival Lounge to the MRT fare gate

River Modern sits at 5 and 7 River Valley Green in District 9, on the north bank of the Singapore River, with Kim Seng Park and Kim Seng Linear Park on three sides of the site and Great World MRT Station at the western edge. The walk from the development’s Arrival Lounge to the station fare gate is about 80 metres, roughly a minute, under shelter. The site’s frontage to the river and park runs about 186 metres.

Measured distances from River Modern
From	To	Distance	Walk
Arrival Lounge	Great World MRT Station fare gate	About 80 m	About 1 min, sheltered
Arrival Lounge	Supermarket at Great World basement	About 270 m	About 3 min
Tower 5, stack 01	River Valley Primary School, nearest point	About 38 m	Across the road
Tower 7, stack 13	Yong An Park, nearest point	About 99 m	Straight line to boundary
Tower 5	Tower 7, shortest point	42 m	Sheltered walkway

Rail connectivity

Great World is station TE15 on the Thomson East Coast Line, and the development connects to it directly through Exit 1. Orchard is one stop up the line. Marina Bay is five stops down it. Both figures travel entirely on the Thomson East Coast Line with no change of line or mode.

Schools

River Valley Primary School is directly across River Valley Green from the site, reached by a covered walkway that runs along the development’s two-storey building edge and connects to the road opposite. Alexandra Primary School, Zhangde Primary School, St Margaret’s School and Cantonment Primary are the other primary schools in the surrounding area, and Singapore Chinese Girls’ School sits four stops up the line at Stevens. Our River Modern Location Highlights page walks through the surrounding amenities in turn.

The park connector, and what is planned beyond it▼

The southern and eastern edges of the site are formed by a natural earth berm fronting Kim Seng Park and the park connector, which links into the pedestrian and cycling network running along the Singapore River. That connector exists today and is drawn on the development’s own site plan. Following the river east reaches Robertson Quay, Clarke Quay and the Civic District.

Separately, and at a different level of certainty: the Round Island Route, a continuous 150 km park connector intended to be the country’s longest recreational link, appears in national long-term planning for this stretch of the river. It has no confirmed completion date.

Walk the route before you decide

Eighty metres reads differently on a map than it does on foot with a school bag. The sales team can point you at the exact station exit and the covered walkway to the school.

Book a Showflat Visit →

Views & Orientations

Nine of thirteen stacks face the Singapore River, and four do not

River Modern runs thirteen stacks across two towers: seven in Tower 7, six in Tower 5. Nine of those thirteen face the Singapore River, which works out to 315 of the 455 units, or a little under 70 per cent. The four that do not are stacks 12 and 13 in Tower 7 and stacks 05 and 06 in Tower 5. Because each stack carries one unit type from level 2 to level 36, outlook is fixed by type here rather than varying within it.

Stack by stack: unit type and river outlook
Tower	Stack	Unit type	Band	River outlook
Tower 7	07	D1	4 Bedroom	Yes
Tower 7	08	B4	2 Bedroom Plus	Yes
Tower 7	09	B3	2 Bedroom Plus	Yes
Tower 7	10	C5	3 Bedroom Plus	Yes
Tower 7	11	C2	3 Bedroom	Yes
Tower 7	12	B1	2 Bedroom	No
Tower 7	13	C1	3 Bedroom	No
Tower 5	01	C6	3 Bedroom Plus	Yes
Tower 5	02	C3	3 Bedroom Flex	Yes
Tower 5	03	D2	4 Bedroom Plus	Yes
Tower 5	04	C4	3 Bedroom	Yes
Tower 5	05	B1	2 Bedroom	No
Tower 5	06	B2	2 Bedroom Plus	No

B1 is the only layout that occupies two stacks, one in each tower, and both of them are inland. B2 and C1 are the other two layouts with no river-facing stack. Every other unit type in the development sits in a river-facing stack.

Surroundings as at 2026. These orientations describe the site as it stands now. River Valley Green Parcel C, on the same road, was awarded at state tender in June 2026 and has not been built.

How the towers are set

The two towers are rotated off the north south axis rather than sitting square to it. Tower 7 faces southeast, turning away from the developments to the north and toward the pool, Kim Seng Park and the river to the south. Tower 5 is angled to capture the bend in the river, which gives it a longer sightline down the water. The rotation also widens the gap between the towers, which close at 42 metres at their nearest point. There are no directly west-facing units.

What height buys you

The residential floors start at level 2, lifted clear of the ground: 9.45 metres above the facilities deck, about 13.5 metres above River Valley Green, and about 14 metres above the Kim Seng Park pavement. From level 2 the outlook is into tree canopies. From level 4 units may clear the trees to the river. The towers top out at level 36, with the highest point of the residential blocks at +134 m in Singapore Height Datum terms.

Check a specific stack and level

Bring a unit number or a shortlist and the sales team can work through what each one faces using the stacking chart and the site plan. The showflat is off site, so it settles finish and scale, not outlook.

View the Virtual Tour →

Unit Types & Floor Plans

Twelve layouts, seven bands, and a word that means three different things

River Modern has twelve named unit types, grouped into seven price bands, spanning 2 to 4 bedrooms. Every type carries 35 units, one per floor from level 2 to level 36, except B1, which runs two stacks and therefore carries 70. The word “Plus” appears in three band names and does not mean the same thing in any two of them, which is the single most useful thing to understand before comparing layouts.

2 Bedroom: B1, B2, B3, B4

Four layouts from 538 to 689 sq ft. B1 is the only one with a single bathroom; the three “2 Bedroom Plus” types each add a second. That is what “Plus” means in this band. It is not an extra room.

2 Bedroom types
Type	Band	Size	Balcony	Bathrooms	Tower and stack	Units	River outlook
B1	2 Bedroom	50 sq m / 538 sq ft	3 sq m	1	T5 #02-05 to #36-05, T7 #02-12 to #36-12	70	No
B2	2 Bedroom Plus	60 sq m / 646 sq ft	3 sq m	2	T5 #02-06 to #36-06	35	No
B3	2 Bedroom Plus	63 sq m / 678 sq ft	5 sq m	2	T7 #02-09 to #36-09	35	Yes
B4	2 Bedroom Plus	64 sq m / 689 sq ft	5 sq m	2	T7 #02-08 to #36-08	35	Yes

B1 against B4, and B3 against B4▼

B4, at 689 sq ft, is the showflat two-bedroom. Against B1 at 538 sq ft it gains a second bathroom, a defined dining area, a larger balcony at 5 sq m against 3, a living room longer by about 60 cm, a master bedroom larger by about 1 sq m, and a kitchen countertop longer by about 40 cm.

B3 and B4 are 11 sq ft apart and almost identical in plan. The difference is the kitchen: B3 runs an L shape, B4 a C shape, at similar overall size. B2, the smallest of the three Plus types, has a doubled kitchen countertop and a differently oriented common bedroom, with a living room about 20 cm shorter than B4’s.

3 Bedroom: C1, C2, C3, C4, C5, C6

Six layouts from 797 to 1,109 sq ft across three bands. C1, C2 and C4 are the plain 3 Bedroom band. C3 forms the 3 Bedroom Flex band on its own. C5 and C6 make up 3 Bedroom Plus, where “Plus” means a third bathroom and an enclosed kitchen rather than a fourth bedroom.

3 Bedroom types
Type	Band	Size	Balcony	Bathrooms	Flex room	Tower and stack	Units	River outlook
C1	3 Bedroom	74 sq m / 797 sq ft	5 sq m	2	None	T7 #02-13 to #36-13	35	No
C2	3 Bedroom	77 sq m / 829 sq ft	5 sq m	2	None	T7 #02-11 to #36-11	35	Yes
C3	3 Bedroom Flex	83 sq m / 893 sq ft	5 sq m	2	Fixed	T5 #02-02 to #36-02	35	Yes
C4	3 Bedroom	84 sq m / 904 sq ft	8 sq m	2	None	T5 #02-04 to #36-04	35	Yes
C5	3 Bedroom Plus	102 sq m / 1,098 sq ft	9 sq m	3	Openable	T7 #02-10 to #36-10	35	Yes
C6	3 Bedroom Plus	103 sq m / 1,109 sq ft	9 sq m	3	Openable	T5 #02-01 to #36-01	35	Yes

The Flex band and the flex rooms are two different things▼

C3 is the type sold under the “3 Bedroom Flex” band name, and its plan draws a Flex space alongside three bedrooms. That space is fixed: it cannot be opened up. It works as a helper’s room or as storage, and it is what takes C3 from a three-bedroom to a three-plus-study footprint at 893 sq ft.

C5 and C6 also draw a Flex room, even though neither carries “Flex” in its band name, and theirs is the one that can be changed. The flex walls, the sliding door and the door frames at the kitchen can be removed on request, combining the flex space with the kitchen. That option applies to C5 and C6 only.

C1, C2 and C4: three layouts, one band▼

All three are open-concept kitchens with two bathrooms and three bedrooms. C1 at 797 sq ft is the compact one, with a third bedroom of about 8 sq m and a living area closer in proportion to a two-bedroom; its kitchen is L shaped where the two-bedroom showflat’s is C shaped, at similar size. C2 at 829 sq ft has a dining area with windows and a kitchen tucked away from the entrance, which opens the plan out. C4 at 904 sq ft is the largest of the three, carries an 8 sq m balcony against the other two at 5, and is the only one of the three on gas rather than induction. C4’s kitchen sits away from the entrance and has no door.

C6 has a slightly longer foyer and larger storage than C5, at 11 sq ft more floor area.

4 Bedroom: D1, D2

Two layouts at 1,464 and 1,830 sq ft, both with a private lift lobby, a household shelter, a yard, a walk-in wardrobe and a wide frontage to the river. Each carries three full bathrooms plus a WC; D2 adds a powder room. These are the only two types in the development with a private lift, and the only two where the washer and dryer are separate machines rather than one combined unit.

4 Bedroom types
Type	Band	Size	Balcony	Bathrooms	Tower and stack	Units	River outlook
D1	4 Bedroom	136 sq m / 1,464 sq ft	12 sq m	3 plus a WC	T7 #02-07 to #36-07	35	Yes
D2	4 Bedroom Plus	170 sq m / 1,830 sq ft	12 sq m	3 plus a powder room and a WC	T5 #02-03 to #36-03	35	Yes

D1 against D2▼

The 366 sq ft between them goes into the living area, the master bedroom, the store and the powder room. The layouts also differ in how the bedrooms are arranged: D1 places all four along one side, while D2 separates the junior master from the rest. D2 is the show unit and is the only type in the development with a steam oven. Both carry a living and dining frontage over 6 metres wide facing the river.

Get the dimensioned plans

The published sizes are approximate and subject to final survey. Ask and we will send the dimensioned floor plan for any type you are considering.

Request Floor Plans (with Dimensions) →

Fittings, Appliances & Finishes

Miele, SMEG and Duravit, and a kitchen that changes with the unit type

The appliance brands at River Modern are Miele for the hood, hob and oven, and SMEG for the fridge and the washing machine and dryer. Bathrooms and powder rooms take Duravit sanitary wares and fittings; WCs take Casanova wares with Arino fittings. Air conditioning is Mitsubishi fan coil units. Specification steps by unit type, and the clearest line runs through the kitchen: five of the twelve types are on gas, seven are on induction.

Kitchen and laundry provision by unit type
Unit type	Hob	Piped town gas	Water heater	Kitchen	Laundry	Pantry
B1	Induction	No	Electrical storage	Open	Washer dryer	Yes
B2	Induction	No	Electrical storage	Open	Washer dryer	No
B3	Induction	No	Electrical storage	Open	Washer dryer	No
B4	Induction	No	Electrical storage	Open	Washer dryer	No
C1	Induction	No	Electrical storage	Open	Washer dryer	No
C2	Induction	No	Electrical storage	Open	Washer dryer	No
C3	Induction	No	Electrical storage	Open	Washer dryer	Yes
C4	Gas	Yes	Gas	Open	Washer dryer	Yes
C5	Gas	Yes	Gas	Enclosed	Washer dryer, space for a future dryer	No
C6	Gas	Yes	Gas	Enclosed	Washer dryer, space for a future dryer	No
D1	Gas	Yes	Gas	Enclosed	Separate washer and dryer	No
D2	Gas	Yes	Gas	Enclosed	Separate washer and dryer	No

D2 is the only unit type with a steam oven. The other eleven take a conventional oven.

Ceiling heights and flooring

Ceiling heights, minimum
Space	Minimum height
Living, dining, bedrooms	2.825 m
Balconies	2.975 m
Bathrooms	2.425 m
Kitchen, yard, private lift lobby	2.4 m

Living, dining, kitchen, bathroom and balcony floors are porcelain tiles. Bedrooms are herringbone vinyl. There are no options for finishes.

Where the washing machine sits, by unit type▼

The mechanical and electrical points for the washing machine, meaning the splashproof electrical outlet, the water point and the drainage outlet pipe, are positioned three different ways across the development. B3, B4, C2 and C4 house them in a separate compartment beside the machine, with an opening at the back for the piping; B4 is the show unit and demonstrates this arrangement. B2, C1 and C3 place them in a sink compartment. B1, C5, C6, D1 and D2 run them behind the washing machine, and C5 and C6 additionally leave space for a future dryer.

Smart home, and what comes fitted in every unit▼

Smart provision covers lighting, air conditioning, a smart digital main door lockset, a smart home fire alarm device, a motion sensor for foyer lighting and the community layer including facilities booking and visitor car park access.

Every unit takes one ceiling fan, in white, in the living and dining area. Every master bedroom wardrobe comes with a dehumidifier, and wardrobe interiors are fitted with lights. Shoe cabinets are provided, and the distribution board cabinet includes shoe storage and space for a robot vacuum. Bidet sprays are provided in the bathrooms. The kitchen carries a provision for a water dispenser: a weather-proof 13 amp socket outlet, a water inlet and a drainage outlet pipe below the sink.

Windows, glass and the balcony▼

Windows are casement or sliding where applicable, and can be fully opened, though some carry a restrictor for safety. Casement windows use tinted glass, bottom fixed glass is tinted laminated, and the air-conditioner ledge bottom glass is tinted frosted. RC ledges above some unit windows form part of the facade treatment; there are no directly west-facing units and no separate treatment for west sun.

The balcony carries one bib tap, one weather-proof 13 amp socket outlet and lighting points. Balcony screens are an optional purchase in pre-approved designs and colours, and blinds are not provided. Zip track may be installed only in pre-approved designs and colours.

Judge the finish in person

Three show units are built: the B4 two-bedroom, the C5 three-bedroom and the D2 four-bedroom. The showflat is off site, so it settles material, scale, ceiling height and finish quality rather than light or outlook.

Book a Showflat Visit →

Facilities

“What is actually on the deck, and where does each part sit?”

River Modern carries 34 named facilities on the 1st Storey landscape deck, arranged in four landscape zones that step down from River Valley Green toward Kim Seng Park and the river. The deck sits above the shops and the carpark, and the towers are lifted clear of it so that greenery runs underneath. The Arrival Lounge and the Grand Arrival sit a level below, at Basement 1 and Lower 1st Storey. The tables below are the reference set; our River Modern Project Info page walks through each zone in turn.

The 34 facilities, by landscape zone
Zone	Facilities
Lawn	Grand Lawn, Lawn Patio I, Lawn Patio II, Gourmet Pavilion I, Gourmet Pavilion II, Playground, Tennis Court, Viewing Terrace
Pool	Play Patio, Play Pool, Poolside Cove, Poolside Patio, 50m Infinity Pool, Poolside Terrace, Spa Patio, Spa Pool
Forest	Gymnasium, Changing Room with Steam Room, Forest Terrace, Garden Lounge I, Forest Sanctuary I, Forest Sanctuary II, Club Dining I, Club Dining II, Club Viewing Deck, Garden Lounge II, Garden Deck I, Garden Deck II
Riverside	Riverside Deck, Riverside Lawn, Riverside Garden, Allotment Garden, Riverside Terrace, Riverside Trail

The measured ones

Facility dimensions
Facility	Detail
50m Infinity Pool	50 m long, three lanes, 1.2 m depth. Width varies: the pool is not a plain rectangle, carrying spa pods and a widened section on one side
Spa Pool	Two semicircular pods within the 50m pool, about 3 m across, 0.9 m depth
Play Pool	About 6 m by 9 m, 0.5 m depth
Grand Lawn	About 700 sq m
Riverside Terrace	About 500 sq m
Poolside Terrace	About 180 sq m
Gymnasium	About 107 sq m, opening to greenery
Clubhouse	About 106 sq m, capacity 71, two function rooms that combine
Arrival Lounge	About 30 sq m, capacity 12, Lower 1st Storey, residents only
Riverside Trail	170 m, planted with about 50 species

Where the clubhouse, gym and tennis court sit, and why▼

The clubhouse is raised above the landscape and pool so that it looks over the main pool, Kim Seng Park and the Singapore River, with two function rooms that can be combined and a viewing deck for alfresco dining. The gymnasium sits under one tower and opens onto trees and greenery. The tennis court is placed at the side of the site, away from the residential blocks, and carries its own viewing terrace above the tiered landscape along River Valley Green. Most facilities are linked by covered walkway.

The facilities at the northern part of the site sit at a higher level and overlook the 50m pool below, connected by a terraced landscape path. Fire engine access runs along the lower landscape tiers, doubling as lawn and pedestrian routes.

Service provision: BBQ, steam room, concierge, letter boxes, bins▼

One electric BBQ is provided at each of Gourmet Pavilion I and Gourmet Pavilion II. The steam room is inside the changing rooms beside the gymnasium. The concierge is at the Grand Arrival, with limited storage for parcel collection. Letter boxes sit beside the respective tower lobbies at Basement 1. The bin centre is at Basement 2, and refuse is handled by a Pneumatic Waste Conveyance System. Twelve electric vehicle charging lots are at Basement 1.

See the deck in plan

Thirty-four facilities across four zones reads differently once you see how far apart they sit. Ask for the site plan and we will walk you through the levels.

Book a Showflat Visit →

Technical Specifications

“What are the technical details I should know before signing?”

River Modern is a 99-year leasehold development whose lease commenced on 13 May 2025, built on an 11,736.0 sq m site at a plot ratio of 3.5. Expected Vacant Possession is 31 December 2032, and Legal Completion is exactly three years later, on 31 December 2035. Vacant Possession and Temporary Occupation Permit are two labels for the same handover milestone; Legal Completion and the Certificate of Statutory Completion are two labels for the second.

Development particulars
Item	Detail
Project name	River Modern
Address	5 River Valley Green, Singapore 239638; 7 River Valley Green, Singapore 239641
District	9, Core Central Region
Location of the housing project	Lot 01688W, TS 21, at River Valley Green
Developer	River Modern Pte. Ltd. (UEN 201607577W)
Developer’s licence	C1539, issued 14 August 2025, amended 9 October 2025
Project account	United Overseas Bank Limited for Project A/C No. 451-314-000-7 of River Modern Pte. Ltd.
Tenure	99 years commencing 13 May 2025
Site area	11,736.0 sq m / 126,326.3 sq ft
Plot ratio	3.5
Maximum gross floor area	41,076 sq m
Commercial gross floor area	About 400 sq m, 6 shops at Lower 1st Storey
Site coverage	About 19.17 per cent
Blocks	2 towers, Tower 5 and Tower 7
Storeys	36, with 35 habitable floors; residential units run level 2 to level 36
Height of residential blocks	+134 m, Singapore Height Datum
Total residential units	455
Units per floor	6 in Tower 5, 7 in Tower 7
Unit mix	175 two-bedroom (38.46 per cent), 210 three-bedroom (46.15 per cent), 70 four-bedroom (15.38 per cent)
Lifts	3 common lifts per tower, plus 1 private lift for each 4 Bedroom unit
Construction method	PPVC
Building approval	A1716-00044-2025-BP01 dated 27 January 2026
Launch	7 March 2026
Expected Vacant Possession	31 December 2032
Expected Legal Completion	31 December 2035
Green Mark	Targeting BCA Green Mark Platinum (Super Low Energy) with Maintainability Badge
Refuse	Pneumatic Waste Conveyance System, bin centre at Basement 2

Maintenance fees

Maintenance is charged on share value at a flat $84.50 per share value per month, before GST, and that rate holds across every band. Two units with the same share value pay the same monthly fee regardless of floor area, which is why several bands share a figure.

Monthly maintenance by band
Band	Unit types	Share value	Estimated monthly fee
2 Bedroom	B1	5	$422.50
2 Bedroom Plus	B2, B3, B4	6	$507
3 Bedroom	C1, C2, C4	6	$507
3 Bedroom Flex	C3	6	$507
3 Bedroom Plus	C5, C6	7	$591.50
4 Bedroom	D1	7	$591.50
4 Bedroom Plus	D2	8	$676

Parking

The development holds 373 parking lots in total across two basement levels: 355 ordinary car park lots, 12 electric vehicle charging lots at Basement 1, 5 accessible car park lots, and 1 motorcycle lot. That gives 372 car park lots against 455 residential units, a ratio of about 0.82. Bicycle parking runs to 100 lots, 38 at Basement 1 and 62 at Basement 2.

The consultant team▼

Consultants
Role	Firm
Design architect	ipli Architects
Project architect	P&T Consultants
Landscape architect	Tinderbox Landscape Studio
Interior and public amenities designer	ipli Architects and Nathan Yong Design
Main contractor	China Construction (South Pacific) Development Co. Pte. Ltd.
Green Mark consultant	DP Sustainable Design
Show unit interior designers	Nathan Yong Design (B4 and D2), Peter Tay Studio (C5)

The Developer

River Modern Pte. Ltd., a wholly owned subsidiary of GuocoLand Limited

The developer is River Modern Pte. Ltd., UEN 201607577W, registered at 1 Wallich Street, #31-01 Guoco Tower, Singapore 078881, and a wholly owned subsidiary of GuocoLand Limited. The company held the name GLL B Pte. Ltd. when it won the site at state tender in February 2025, and was renamed for the project. Developer’s Licence C1539 was issued on 14 August 2025 and amended on 9 October 2025, and covers 455 flats plus 6 commercial units.

The land carries a mortgage in favour of Oversea-Chinese Banking Corporation Limited. That is separate from the project account, which is held with United Overseas Bank Limited under account number 451-314-000-7. Purchase instalments are paid into the project account, which is regulated under the Housing Developers (Project Account) Rules. Our River Modern Developer page carries the group profile in full.

GuocoLand’s construction quality record at BCA▼

BCA’s Quality Housing Portal records a CONQUAS band for developers based on their completed projects. As at 1 August 2026, GuocoLand Limited is recorded in Band 2, across a track record of ten assessed or assessing projects: two in Band 1, one in Band 2, two in Band 3, one in Band 4 and four under assessment.

That record belongs to GuocoLand Limited as a developer party, not to River Modern. A project receives its own CONQUAS band only after it is built and assessed, so River Modern will not carry one until after completion.

The Modern line, and where River Modern sits in it▼

River Modern belongs to GuocoLand’s Modern series, the design line established a decade ago by Martin Modern and continued through Lentor Modern. The shared vocabulary is generous landscaping, efficient layouts and a restrained architectural language rather than a signature form. At River Modern that becomes a tropical modernist treatment: curved tower edges and crowns, a tiered landscape stepping down toward Kim Seng Park, and a two-storey building edge along River Valley Green.

The same group developed Guoco Tower and Guoco Midtown, both large integrated mixed-use developments, which is the type River Modern belongs to on a much smaller commercial scale.

Investment Context

Land at $1,420 per square foot per plot ratio, against two neighbours on the same road

River Modern sits on River Valley Green Parcel B, won at state tender on 13 February 2025 for $627,835,896 against five bids. Across a maximum gross floor area of 41,076 sq m, that works out to $15,284.74 per square metre, or about $1,420 per square foot per plot ratio. Land cost is the one input in a new launch that is fixed, public and never revised, which makes it the most durable benchmark available to a buyer.

What makes River Valley Green unusual is that the state released three adjacent parcels on the same road within two years, so the land cost trajectory for this exact stretch is a matter of public record.

River Valley Green state land sales, all three parcels
Parcel	Awarded	Site area	Gross floor area	Bids	Tender price	Per sq ft per plot ratio
Parcel A	27 June 2024	9,293.3 sq m	32,527 sq m	2	$463,999,999	About $1,325
Parcel B (River Modern)	13 February 2025	11,736.0 sq m	41,076 sq m	5	$627,835,896	About $1,420
Parcel C	23 June 2026	11,516.0 sq m	40,306 sq m	4	$750,569,199	About $1,730

Parcel B drew five bids, the most of the three. Parcel C, awarded sixteen months after Parcel B on a marginally smaller site, cost its developer about 22 per cent more per square foot per plot ratio. Those are the state’s own records of what the land under three neighbouring developments cost, nothing more, and they say nothing about what any completed development will sell for.

Density and site use

River Modern spreads 455 units across 126,326.3 sq ft of land, which is about 278 sq ft of site area per unit. Site coverage is about 19.17 per cent, so roughly four fifths of the site is given over to landscaping and facilities rather than building footprint. Three sides of the site face Kim Seng Park and Kim Seng Linear Park, which is a fixed relationship rather than one dependent on a neighbouring owner’s plans.

Understand what the land cost implies

Land cost, plot ratio and unit mix together set the arithmetic a developer works to. Ask us to set out how the three parcels’ numbers compare and what each implies.

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Frequently Asked Questions

Detailed answers to the questions buyers ask most often

What does “Plus” mean in 2 Bedroom Plus, 3 Bedroom Plus and 4 Bedroom Plus?▼

It means something different in each band, so it is worth reading as three separate labels rather than one. In 2 Bedroom Plus, covering B2, B3 and B4, the “Plus” is a second bathroom: B1, the plain 2 Bedroom, has one. In 3 Bedroom Plus, covering C5 and C6, it is a third bathroom, an enclosed kitchen and a flex room that can be opened into the kitchen. In 4 Bedroom Plus, covering D2 alone, it is 366 sq ft more floor area than D1, a powder room, a steam oven and a junior master bedroom set apart from the other bedrooms. In none of the three does “Plus” mean an additional bedroom.

Which unit types have a flex room, and which of those can be opened up?▼

Three unit types draw a flex room: C3, C5 and C6. Of those, C5 and C6 have the version that can be changed. Their flex walls, together with the sliding door and the door frames at the kitchen, can be removed on request, combining the flex space with the kitchen for a larger single area. C3, which is the type actually sold under the “3 Bedroom Flex” band name, has a fixed flex space that works as a helper’s room or storage. The band name and the openable flex room therefore sit on different unit types, which is the most common point of confusion across these six layouts.

Which unit types come with a gas hob and piped town gas?▼

Five of the twelve: C4, C5, C6, D1 and D2. These take a gas hob, piped town gas to the unit and a gas water heater. The other seven, B1, B2, B3, B4, C1, C2 and C3, take an induction hob and an electrical storage water heater with no gas supply. The split does not follow bedroom count: C4 is a three-bedroom on gas while C1 and C2, also three-bedroom, are on induction. If cooking on gas matters to you, the type code decides it, not the band name.

C1, C2 and C4 are all sold as 3 Bedroom. How do they actually differ?▼

They span 107 sq ft and three separate stacks. C1 at 797 sq ft is the compact one, with a third bedroom of about 8 sq m, an L-shaped kitchen and a living area closer in proportion to a two-bedroom; it sits in Tower 7 stack 13, which faces inland. C2 at 829 sq ft gains a dining area with windows and a kitchen tucked away from the entrance, and sits in Tower 7 stack 11 facing the river. C4 at 904 sq ft is the largest, carries an 8 sq m balcony against the other two at 5 sq m, runs a gas hob and a gas water heater where the other two are electric, has a pantry, and sits in Tower 5 stack 04 facing the river. All three have open-concept kitchens, two bathrooms and the same share value of 6.

What do the two 4 Bedroom types have that no other unit type does?▼

D1 and D2 are the only types with a private lift lobby, so the lift opens into the apartment rather than onto a common corridor. They are also the only two with a household shelter, a yard, a walk-in wardrobe, a separate washer and a separate dryer rather than one combined machine, and a 12 sq m balcony. Each carries three full bathrooms plus a WC, with D2 adding a powder room, and both have a living and dining frontage more than 6 metres wide facing the Singapore River. D2 alone carries a steam oven.

Where does the washing machine sit in each unit type?▼

Three arrangements run across the twelve types. B3, B4, C2 and C4 house the electrical outlet, water point and drainage pipe in a separate cabinet beside the machine, with an opening at the back for the piping; the B4 show unit demonstrates this. B2, C1 and C3 place them in a sink compartment. B1, C5, C6, D1 and D2 run them behind the machine itself, and C5 and C6 also leave space for a future dryer. It is a small detail that decides how much usable cabinetry the kitchen or yard actually gives you, and it is easy to miss in a show unit.

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If your question is about a specific unit number, stack or layout, send it over and we will answer it against the plans rather than in general terms.

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Research With AI

Want to ask an AI anything about River Modern, including things not on this page?

Copy the full property summary below and paste it into Gemini Notebook, ChatGPT, Perplexity, or any AI assistant of your choice as a source document. Once loaded, the AI can respond in detail to any question about the development, including: the twelve unit types and how they differ, river outlook stack by stack, fittings and appliances by unit type, the facilities on the landscape deck, technical specifications and maintenance fees, the progressive payment schedule, the developer and consultant team, the land cost at state tender, and location and connectivity.

Complete property data for AI-assisted research

Comprehensive unit data, location, fittings, facilities, specifications, and FAQ, all in one text block.

=== 1. PROJECT PARTICULARS === Project name: River Modern (瑞河豪苑) Address: 5 River Valley Green, Singapore 239638 | 7 River Valley Green, Singapore 239641 Towers: Tower 5 and Tower 7, named after their block addresses District: 9 | Region: Core Central Region (CCR) | Planning area: River Valley Location of housing project: Lot 01688W, TS 21, at River Valley Green Land parcel: Government Land Sales, River Valley Green Parcel B Developer: River Modern Pte. Ltd. | UEN 201607577W | formerly GLL B Pte. Ltd. Parent: wholly owned subsidiary of GuocoLand Limited Registered address: 1 Wallich Street, #31-01 Guoco Tower, Singapore 078881 Developer’s licence: C1539, issued 14 August 2025, amended 9 October 2025 Licence scope: 455 units of flat/apartment and 6 commercial units Project account: United Overseas Bank Limited for Project A/C No. 451-314-000-7 of River Modern Pte. Ltd. | Bank code 7375 | Branch code 001 | SWIFT UOVBSGSGXXX Encumbrance on land: mortgage in favour of Oversea-Chinese Banking Corporation Limited Tenure: leasehold estate of 99 years commencing 13 May 2025 Site area: 11,736.0 sq m / 126,326.3 sq ft Plot ratio: 3.5 | Maximum gross floor area: 41,076 sq m Commercial gross floor area: about 400 sq m, 6 shops at Lower 1st Storey Site coverage: about 19.17 per cent Blocks: 2 | Storeys: 36 | Habitable floors: 35 | Residential levels: 2 to 36 Height of residential blocks: +134 m Singapore Height Datum Total residential units: 455 Units per floor: 6 in Tower 5, 7 in Tower 7 Construction method: PPVC Building approval: A1716-00044-2025-BP01 dated 27 January 2026 Launch: 7 March 2026 Expected Vacant Possession: 31 December 2032 Expected Legal Completion: 31 December 2035 Note on terms: Vacant Possession and Temporary Occupation Permit label the same handover milestone; Legal Completion and Certificate of Statutory Completion label the same second milestone, three years later. Green Mark: targeting BCA Green Mark Platinum (Super Low Energy) certification with Maintainability Badge Development type: private condominium, licensed as a mixed development === 2. UNIT MIX AND PRICING STRUCTURE === Taxonomy: 12 named layouts, grouped into 7 price bands, spanning 2 to 4 bedrooms Bedroom rollup: 2-bedroom 175 units (38.46%) | 3-bedroom 210 units (46.15%) | 4-bedroom 70 units (15.38%) | total 455 Band | Unit types | Units | Share value | Monthly maintenance 2 Bedroom | B1 | 70 | 5 | $422.50 2 Bedroom Plus | B2, B3, B4 | 105 | 6 | $507 3 Bedroom | C1, C2, C4 | 105 | 6 | $507 3 Bedroom Flex | C3 | 35 | 6 | $507 3 Bedroom Plus | C5, C6 | 70 | 7 | $591.50 4 Bedroom | D1 | 35 | 7 | $591.50 4 Bedroom Plus | D2 | 35 | 8 | $676 Maintenance basis: flat rate of $84.50 per share value per month, before GST, constant across every band. Fee tracks share value, not floor area. Price drivers: unit type, floor level, and stack. Each stack carries one unit type from level 2 to level 36, so river outlook is fixed by unit type. Optional balcony screens, by unit type, indicative: B1 and B2 $35,000 | B3 and B4 $41,000 | C1 $30,000 | C2 $42,000 | C3 $40,000 | C4 $46,000 | C5 and C6 $48,000 | D1 and D2 $57,000. Pre-approved designs and colours only. Blinds are not provided. Stamp duty: Buyer’s Stamp Duty applies to every purchase; Additional Buyer’s Stamp Duty applies by residency status and count of residential properties held. Neither is set by the developer and neither varies by unit type. === 3. PROGRESSIVE PAYMENT SCHEDULE === Standard Normal Progressive Payment Scheme under the Housing Developers Rules. The development has not obtained Temporary Occupation Permit, so the schedule runs stage by stage as construction progresses. 5% on the Option to Purchase 15% on signing the Sale and Purchase Agreement, within 8 weeks of the Option 10% on completion of foundation work 10% on completion of reinforced concrete framework 5% on completion of partition walls 5% on completion of roofing and ceiling 5% on completion of door sub-frames and frames, window frames, electrical wiring, internal plastering and plumbing 5% on completion of car park, roads and drains serving the housing project 25% on Temporary Occupation Permit, that is, notice of vacant possession 15% on Certificate of Statutory Completion, that is, legal completion Total: 100% === 4. MIXED DEVELOPMENT AND COMMERCIAL COMPONENT === Licensed as a mixed development: 455 flats plus 6 commercial units on one licence. Commercial gross floor area: about 400 sq m, roughly 6 shops, at Lower 1st Storey. Within the development: shops and restaurants at Basement 1 / Lower 1st Storey, Grand Arrival, Side Gate, Arrival Lounge, management office, bicycle parking, bin centre, substation, Through Block Link at Basement 2, water tank at roof, tower lobbies at Basement 1. Not part of the development: Great World MRT Station, and Great World, the mall. Both are neighbours. The underpass to the mall runs from the station concourse, not from a private link belonging to the development. Arrival Lounge: residents only, about 30 sq m, capacity 12, at Lower 1st Storey, beside Great World MRT Station Exit 1, with a passenger lift to the 1st Storey landscape deck and a sheltered walkway to both towers. Vehicle circulation: entry from River Valley Green, Grand Drop-off, then down to Basement 2 and B2M for resident parking or left to Basement 1 for the shops. Visitor access on foot from the MRT: main entrance on River Valley Green, register at the guard house, unless accompanied by a resident. Security: card access and audio video intercom at basement main lobbies and the Arrival Lounge; card access inside lifts. Accessibility: residents with strollers or wheelchairs ramp down to the Basement 1 lobby from the Arrival Lounge and reach either tower from the basement lift lobbies. === 5. LOCATION AND CONNECTIVITY === MRT: Great World MRT Station, TE15, Thomson East Coast Line, directly connected via Exit 1, sheltered. Arrival Lounge to MRT fare gate: about 80 m, about 1 minute walk, sheltered. Arrival Lounge to the supermarket at Great World basement: about 270 m, about 3 minutes walk. Rail, no change of line or mode: Orchard 1 stop | Marina Bay 5 stops | Stevens 4 stops. Site frontage to Singapore River and Kim Seng Park: about 186 m. Distance between the two towers, shortest point: 42 m. Tower 5 stack 01 to River Valley Primary School, nearest point: about 38 m. Tower 7 stack 13 to Yong An Park, nearest point: about 99 m. Surroundings: Kim Seng Park and Kim Seng Linear Park on three sides; Singapore River park connector linking to the wider pedestrian and cycling network toward Robertson Quay, Clarke Quay and the Civic District. Schools nearby: River Valley Primary School directly across River Valley Green via a covered walkway; Alexandra Primary School, Zhangde Primary School, St Margaret’s School, Cantonment Primary; Singapore Chinese Girls’ School at Stevens. Neighbouring developments: Rivergate, Rivière, Tribeca by the Waterfront, Mirage Tower, Yong An Park. Long-term planning, no confirmed date: the Round Island Route, a continuous 150 km park connector, appears in national long-term planning for this stretch of the river. === 6. VIEWS AND ORIENTATION BY STACK === 13 stacks total: Tower 7 carries stacks 07 to 13; Tower 5 carries stacks 01 to 06. 9 of 13 stacks face the Singapore River. That is 315 of 455 units, 69.23 per cent, described by the developer as about 70 per cent. Stacks without river outlook: Tower 7 stack 12, Tower 7 stack 13, Tower 5 stack 05, Tower 5 stack 06. That is 140 units. Tower | Stack | Unit type | Band | River outlook Tower 7 | 07 | D1 | 4 Bedroom | Yes Tower 7 | 08 | B4 | 2 Bedroom Plus | Yes Tower 7 | 09 | B3 | 2 Bedroom Plus | Yes Tower 7 | 10 | C5 | 3 Bedroom Plus | Yes Tower 7 | 11 | C2 | 3 Bedroom | Yes Tower 7 | 12 | B1 | 2 Bedroom | No Tower 7 | 13 | C1 | 3 Bedroom | No Tower 5 | 01 | C6 | 3 Bedroom Plus | Yes Tower 5 | 02 | C3 | 3 Bedroom Flex | Yes Tower 5 | 03 | D2 | 4 Bedroom Plus | Yes Tower 5 | 04 | C4 | 3 Bedroom | Yes Tower 5 | 05 | B1 | 2 Bedroom | No Tower 5 | 06 | B2 | 2 Bedroom Plus | No Layouts with no river-facing stack: B1 (both its stacks), B2, C1. All nine other layouts sit in river-facing stacks. B1 is the only layout occupying two stacks, one per tower. Tower orientation: both towers are rotated off the north south axis. Tower 7 faces southeast, away from developments to the north and toward the pool, Kim Seng Park and the river. Tower 5 is angled to capture the river bend for a longer sightline down the water. The rotation widens the separation between towers and reduces overlooking. There are no directly west-facing units. Height above ground: level 2 sits 9.45 m above the facilities deck, about 13.5 m above River Valley Green, and about 14 m above the Kim Seng Park pavement. Tree line: level 2 looks into tree canopies; units may clear the trees to the river from level 4. Surroundings as at 2026: these orientations describe the site as it now stands. River Valley Green Parcel C, on the same road, was awarded at state tender in June 2026 and is unbuilt. === 7. UNIT TYPES === Every unit type carries 35 units, one per floor from level 2 to level 36, except B1, which runs two stacks and carries 70. Type | Band | Size sqm | Size sqft | Balcony sqm | Bedrooms | Bathrooms | Tower and unit range | Units | Share value | Monthly maintenance | River outlook B1 | 2 Bedroom | 50 | 538 | 3 | 2 | 1 | T5 #02-05 to #36-05 and T7 #02-12 to #36-12 | 70 | 5 | $422.50 | No B2 | 2 Bedroom Plus | 60 | 646 | 3 | 2 | 2 | T5 #02-06 to #36-06 | 35 | 6 | $507 | No B3 | 2 Bedroom Plus | 63 | 678 | 5 | 2 | 2 | T7 #02-09 to #36-09 | 35 | 6 | $507 | Yes B4 | 2 Bedroom Plus | 64 | 689 | 5 | 2 | 2 | T7 #02-08 to #36-08 | 35 | 6 | $507 | Yes C1 | 3 Bedroom | 74 | 797 | 5 | 3 | 2 | T7 #02-13 to #36-13 | 35 | 6 | $507 | No C2 | 3 Bedroom | 77 | 829 | 5 | 3 | 2 | T7 #02-11 to #36-11 | 35 | 6 | $507 | Yes C3 | 3 Bedroom Flex | 83 | 893 | 5 | 3 plus a fixed flex room | 2 | T5 #02-02 to #36-02 | 35 | 6 | $507 | Yes C4 | 3 Bedroom | 84 | 904 | 8 | 3 | 2 | T5 #02-04 to #36-04 | 35 | 6 | $507 | Yes C5 | 3 Bedroom Plus | 102 | 1098 | 9 | 3 plus an openable flex room | 3 | T7 #02-10 to #36-10 | 35 | 7 | $591.50 | Yes C6 | 3 Bedroom Plus | 103 | 1109 | 9 | 3 plus an openable flex room | 3 | T5 #02-01 to #36-01 | 35 | 7 | $591.50 | Yes D1 | 4 Bedroom | 136 | 1464 | 12 | 4 | 3 plus a WC | T7 #02-07 to #36-07 | 35 | 7 | $591.50 | Yes D2 | 4 Bedroom Plus | 170 | 1830 | 12 | 4 | 3 plus a powder room and a WC | T5 #02-03 to #36-03 | 35 | 8 | $676 | Yes All sizes are approximate and inclusive of the stated balcony area, subject to final survey. What “Plus” means, by band: in 2 Bedroom Plus (B2, B3, B4) it is a second bathroom. In 3 Bedroom Plus (C5, C6) it is a third bathroom, an enclosed kitchen and an openable flex room. In 4 Bedroom Plus (D2) it is 366 sq ft more than D1, a powder room, a steam oven and a junior master bedroom set apart. It never means an extra bedroom. Flex rooms: drawn on C3, C5 and C6. C3’s flex room is fixed and cannot be opened. C5 and C6 flex walls, sliding door and kitchen door frames can be removed on request, combining the flex space with the kitchen. B1 against B4: B4 gains a second bathroom, a defined dining area, a 5 sq m balcony against 3, a living room longer by about 60 cm, a master bedroom larger by about 1 sq m, and a kitchen countertop longer by about 40 cm. B3 against B4: almost identical, 11 sq ft apart. B3 runs an L-shaped kitchen, B4 a C-shaped kitchen, at similar size. B2: doubled kitchen countertop, differently oriented common bedroom, living room about 20 cm shorter than B4. C1: third bedroom about 8 sq m, L-shaped kitchen, living area closer in proportion to a two-bedroom. C2: dining area with windows, kitchen tucked away from the entrance. C3: flex room usable as a helper’s room or storage; living area longer by about 40 cm than B4’s. C4: largest of the plain 3 Bedroom band, 8 sq m balcony, gas hob and gas water heater, pantry, kitchen away from the entrance with no door. C6 against C5: slightly longer foyer, larger storage, 11 sq ft more floor area. D1 against D2: the 366 sq ft difference goes to living area, master bedroom, store and powder room. D1 places all four bedrooms along one side; D2 separates the junior master. D2 is the show unit and the only type with a steam oven. D1 and D2 exclusively: private lift lobby, household shelter, yard, walk-in wardrobe, separate washer and separate dryer, 12 sq m balcony, living and dining frontage over 6 m wide facing the river. Show units built: B4 (2 bedroom), C5 (3 bedroom), D2 (4 bedroom). Show unit interior designers: Nathan Yong Design for B4 and D2; Peter Tay Studio for C5. Virtual tour units: B2, C3, C4, D1. === 8. FITTINGS, APPLIANCES AND FINISHES === Appliance brands: Miele hood and hob, Miele oven, SMEG fridge, SMEG washing machine and dryer. Sanitary wares and fittings: Duravit for bathroom and powder room. WC takes Casanova wares with Arino fittings. Air conditioning: Mitsubishi fan coil units. Kitchen and laundry provision by unit type: Type | Hob | Piped town gas | Water heater | Kitchen | Laundry | Pantry B1 | Induction | No | Electrical storage | Open | Washer dryer | Yes B2 | Induction | No | Electrical storage | Open | Washer dryer | No B3 | Induction | No | Electrical storage | Open | Washer dryer | No B4 | Induction | No | Electrical storage | Open | Washer dryer | No C1 | Induction | No | Electrical storage | Open | Washer dryer | No C2 | Induction | No | Electrical storage | Open | Washer dryer | No C3 | Induction | No | Electrical storage | Open | Washer dryer | Yes C4 | Gas | Yes | Gas | Open | Washer dryer | Yes C5 | Gas | Yes | Gas | Enclosed | Washer dryer, space for a future dryer | No C6 | Gas | Yes | Gas | Enclosed | Washer dryer, space for a future dryer | No D1 | Gas | Yes | Gas | Enclosed | Separate washer and dryer | No D2 | Gas | Yes | Gas | Enclosed | Separate washer and dryer | No Steam oven: D2 only. Washing machine mechanical and electrical points, by unit type: separate compartment beside the machine for B3, B4, C2, C4 | sink compartment for B2, C1, C3 | behind the machine for B1, C5, C6, D1, D2, with C5 and C6 leaving space for a future dryer. Ceiling heights, minimum: living, dining and bedrooms 2.825 m | balconies 2.975 m | bathrooms 2.425 m | kitchen, yard and private lift lobby 2.4 m. Flooring: porcelain tiles in living, dining, kitchen, bathrooms and balcony. Herringbone vinyl in bedrooms. No options for finishes. Fitted in every unit: one white ceiling fan in living and dining; dehumidifier in every master bedroom wardrobe; lights inside wardrobes; shoe cabinet; distribution board cabinet with shoe storage and space for a robot vacuum; bidet sprays in bathrooms; water dispenser provision in the kitchen comprising a weather-proof 13 amp socket outlet, a water inlet and a drainage outlet pipe below the sink. Smart home: smart lighting, smart air conditioning, smart digital main door lockset, smart home fire alarm device, motion sensor for foyer lighting, wireless control for fan coil and lighting, community layer including facilities booking and visitor car park access. Windows: casement or sliding where applicable, fully openable, some with a safety restrictor. Casement glass tinted; bottom fixed glass tinted laminated; air-conditioner ledge bottom glass tinted frosted. RC ledges above some windows form part of the facade treatment. No directly west-facing units and no separate west sun treatment. Balcony: one bib tap, one weather-proof 13 amp socket outlet, lighting points. Optional balcony screens in URA pre-approved designs. Zip track in pre-approved designs and colours only. Blinds not provided. Rubbish chute: outside the units along the common corridor. Lift landings: stone at basement floors; tiles at 1st storey and typical residential floors. Lift lobbies: basement lift lobbies are air-conditioned; level 1 is naturally ventilated. Water tanks: roof and basements. Walls between bedrooms cannot be removed. === 9. FACILITIES === 34 named facilities on the 1st Storey landscape deck, in four landscape zones. The Genset on the same legend is plant, not a facility. Lawn zone: Grand Lawn, Lawn Patio I, Lawn Patio II, Gourmet Pavilion I, Gourmet Pavilion II, Playground, Tennis Court, Viewing Terrace. Pool zone: Play Patio, Play Pool, Poolside Cove, Poolside Patio, 50m Infinity Pool, Poolside Terrace, Spa Patio, Spa Pool. Forest zone: Gymnasium, Changing Room with Steam Room, Forest Terrace, Garden Lounge I, Forest Sanctuary I, Forest Sanctuary II, Club Dining I, Club Dining II, Club Viewing Deck, Garden Lounge II, Garden Deck I, Garden Deck II. Riverside zone: Riverside Deck, Riverside Lawn, Riverside Garden, Allotment Garden, Riverside Terrace, Riverside Trail. Basement 1 and Lower 1st Storey: Grand Arrival, Side Gate, Arrival Lounge, Shops and Restaurants, Management Office, bicycle parking. Basement 2: bicycle parking, Bin Centre, Substation, Through Block Link. Measured: 50m Infinity Pool is 50 m long, three lanes, 1.2 m depth, not a plain rectangle, carrying spa pods and a widened section on one side. Two semicircular spa pods within it, about 3 m across, 0.9 m depth. Play Pool about 6 m by 9 m, 0.5 m depth. Grand Lawn about 700 sq m. Riverside Terrace about 500 sq m. Poolside Terrace about 180 sq m. Gymnasium about 107 sq m. Clubhouse about 106 sq m, capacity 71, two combinable function rooms. Arrival Lounge about 30 sq m, capacity 12. Riverside Trail 170 m planted with about 50 species. Service provision: one electric BBQ at each Gourmet Pavilion. Steam room within the changing rooms beside the gymnasium. Concierge at the Grand Arrival with limited parcel storage. Letter boxes beside the tower lobbies at Basement 1. Bin centre at Basement 2. Pneumatic Waste Conveyance System. Placement: clubhouse raised above the landscape and pool, overlooking pool, Kim Seng Park and the river. Gymnasium under one tower, opening to greenery. Tennis court to the side of the site with its own viewing terrace. Most facilities linked by covered walkway. Fire engine access runs along the lower landscape tiers. === 10. TECHNICAL SPECIFICATIONS === Parking: 373 lots in total across two basement levels. 355 ordinary car park lots, 12 electric vehicle charging lots at Basement 1, 5 accessible car park lots, 1 motorcycle lot. That gives 372 car park lots against 455 units, about 0.82 per unit. Bicycle parking: 100 lots, 38 at Basement 1 and 62 at Basement 2. Lifts: 3 common lifts in each tower, plus 1 private lift for each 4 Bedroom unit. Consultants: design architect ipli Architects | project architect P&T Consultants | landscape architect Tinderbox Landscape Studio | interior and public amenities designers ipli Architects and Nathan Yong Design | main contractor China Construction (South Pacific) Development Co. Pte. Ltd. | Green Mark consultant DP Sustainable Design. Architectural approach: tropical modernist, curved tower edges and crowns, tiered landscape stepping down to Kim Seng Park, two-storey building edge along River Valley Green, towers lifted above the 1st storey landscape deck so greenery runs beneath. === 11. THE DEVELOPER === River Modern Pte. Ltd., UEN 201607577W, wholly owned subsidiary of GuocoLand Limited. Formerly GLL B Pte. Ltd., the name under which the site was won at state tender in February 2025. Registered address: 1 Wallich Street, #31-01 Guoco Tower, Singapore 078881. Developer’s Licence C1539 issued 14 August 2025, amended 9 October 2025. Land encumbrance: mortgage in favour of Oversea-Chinese Banking Corporation Limited. This is separate from the project account, which is held with United Overseas Bank Limited. BCA Quality Housing Portal, as at 1 August 2026: GuocoLand Limited is recorded in CONQUAS Band 2, across ten assessed or assessing projects, being two in Band 1, one in Band 2, two in Band 3, one in Band 4 and four under assessment. That record belongs to GuocoLand Limited as a developer party. River Modern receives its own CONQUAS band only after completion and assessment. Design lineage: GuocoLand’s Modern series, established by Martin Modern and continued through Lentor Modern. The group also developed Guoco Tower and Guoco Midtown. === 12. LAND COST AND INVESTMENT CONTEXT === Site: Government Land Sales, River Valley Green Parcel B. Tender closed 7 February 2025, awarded 13 February 2025, 5 bids. Successful tender price: $627,835,896. Per square metre of gross floor area: $15,284.74. Per square foot per plot ratio: about $1,420. Successful tenderer: GLL B Pte. Ltd., now River Modern Pte. Ltd. Lease commencement: 13 May 2025. The state released three adjacent parcels on River Valley Green. Public record, all three: Parcel | Awarded | Site area | Gross floor area | Bids | Tender price | Per sq ft per plot ratio Parcel A | 27 June 2024 | 9,293.3 sq m | 32,527 sq m | 2 | $463,999,999 | about $1,325 Parcel B, River Modern | 13 February 2025 | 11,736.0 sq m | 41,076 sq m | 5 | $627,835,896 | about $1,420 Parcel C | 23 June 2026 | 11,516.0 sq m | 40,306 sq m | 4 | $750,569,199 | about $1,730 Parcel A tenderer: Winchamp Investment Pte. Ltd. Parcel C tenderers: SMCL Haven 3 Pte. Ltd. and CSC Land Group (Singapore) Pte. Ltd. Neither parcel’s figures belong to River Modern. Parcel C cost about 22 per cent more per square foot per plot ratio than Parcel B, sixteen months later, on a marginally smaller site. Density: 455 units across 126,326.3 sq ft of land, about 278 sq ft of site area per unit. Site coverage about 19.17 per cent, so roughly four fifths of the site is landscaping and facilities rather than building footprint. Site relationship: three sides of the site face Kim Seng Park and Kim Seng Linear Park, both public parks. === 13. QUESTIONS BUYERS ASK === Q: What does “Plus” mean in the band names? A: Something different in each. 2 Bedroom Plus means a second bathroom. 3 Bedroom Plus means a third bathroom, an enclosed kitchen and an openable flex room. 4 Bedroom Plus means 366 sq ft more than D1, plus a powder room, a steam oven and a separated junior master. It never means an extra bedroom. Q: Which types have a flex room, and which can be opened? A: C3, C5 and C6 draw one. C5 and C6 can have their flex walls, sliding door and kitchen door frames removed on request. C3, the type sold under the 3 Bedroom Flex band name, has a fixed flex room. Q: Which types are on gas? A: C4, C5, C6, D1 and D2 take a gas hob, piped town gas and a gas water heater. B1, B2, B3, B4, C1, C2 and C3 take induction and an electrical storage water heater. The split does not follow bedroom count. Q: How do C1, C2 and C4 differ? A: 107 sq ft and three stacks. C1 at 797 sq ft, 8 sq m third bedroom, L-shaped kitchen, inland stack. C2 at 829 sq ft, dining area with windows, kitchen away from the entrance, river stack. C4 at 904 sq ft, 8 sq m balcony, gas, pantry, river stack. All three share an open kitchen, two bathrooms and share value 6. Q: What do D1 and D2 have that no other type does? A: Private lift lobby, household shelter, yard, walk-in wardrobe, separate washer and dryer, 12 sq m balcony, three full bathrooms plus a WC, and a living and dining frontage over 6 m wide facing the river. D2 adds a powder room and a steam oven. Q: Where does the washing machine sit? A: Separate compartment beside the machine for B3, B4, C2, C4. Sink compartment for B2, C1, C3. Behind the machine for B1, C5, C6, D1, D2, with C5 and C6 leaving space for a future dryer. [END OF DATA: River Modern Official Developer Sales Website: https://rivermoderncondo.sg/]

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Compare River Modern with other Project Developments

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Dunearn House	11	CCR	2030-12	99-Year	380	Condo
River Green	09	OCR	2030-06	99-Year	524	Condo
River Modern	09	OCR	2032-12	99-Year	455	Mixed Development
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Kassia	17	OCR	2029-11	Freehold	276	Condo
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All information is sourced from official developer documents and is accurate to the best of our knowledge at time of publication. Errors may occur. Prices, availability and specifications are subject to change without notice. Artist’s impressions and floor plans are indicative only. Areas, distances and heights stated are approximate measurements subject to final survey. This page does not constitute an offer, contract, or financial/legal advice. Prospective buyers are advised to verify all details with developer staff prior to any purchase decision.