River Modern New Launch Condo Review – Still Worth Buying ?

Constant Update

• *Note – This article will be constantly updated with the latest analysis, as more information upfold as we approach River Modern’s launch day
• 5 Nov 2025 – We are currently at Prep Stage, covering all background, foundational information that needs to be addressed for River Modern.
• 10 Feb 2026 – Updated with latest unit mix breakdown with commentary
• 10 Feb 2026 – Updated research with latest Developer’s Starting From Prices
• 11 Feb 2026 – Layout Analysis based on latest floor plan released

Introduction

While deliberating over the review of River Modern as an investment opportunity, it brings to mind a recent podcast I listened to. The podcast featured a top options trader who shared that most people make the mistake of viewing an investment opportunity with a binary, go-or-no-go lens.

What’s applicable here is that River Modern, being the fourth new launch in the River Valley area, will naturally be heavily scrutinised, for reasons we will touch on later.

But here’s the crux: as “capital allocators,” we should not have a closed mind. Instead, we should evaluate every project to see if there is an opportunity to exploit, or at the very least, to derive learnings that move us forward in selecting the right project to invest in.

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Scope of This Article

We will not waste your time.

As much as we would like to shape this as a holistic research piece, covering the basics such as location analysis and land bid price comparisons (which we will touch on in the early sections). Our primary focus is on the deeper investment questions that truly matter to anyone considering River Modern.

Specifically, this article will address the following:

1. Are CCR new launches still investable? – Given their historical underperformance compared to RCR and OCR properties.
   
2. Oversupply concerns – Is oversupply a real cause for concern in River Valley?
   
3. Competitive edge – What attributes must River Modern possess to stand out from its competition (River Green, Promenade Peak, Zyon Grand)?
   
4. Rental vacancy risk – How significant is the risk of rental oversupply in the area?
   
5. Buyer profile – Who are the actual resale buyers likely to purchase your unit later on?
   
6. Investment game plan – How should you approach this investment if your goal is to optimise the risk-reward ratio?

Basic Project Information

This section provides a quick summary of the key facts you need to know about River Modern.

The most important point to note is that River Modern is located right next to River Green, which was launched on 2 August 2025. Both current and future resale buyers will inevitably use River Green as a direct benchmark for comparison against River Modern.

The project’s developer is GuocoLand, a developer well regarded for delivering luxurious developments such as Martin Modern, Midtown Modern, Lentor Modern and Springleaf Residences.

While it is expected that sales agents on the ground will highlight the development’s luxurious build and design as a selling point, we prefer to remain neutral and unemotional on this front. Design, feel and façade are ultimately subjective and non-deterministic factors.

Our evaluation will instead be anchored on hard, tangible aspects, such as price advantage, locational strength, and layout efficiency.

Development Name	River Modern (Formerly River Valley Green GLS Parcel B)
Developer	Guocoland
Location	River Valley, facing Great World MRT and Great World City Shopping Center. Next to River Green New Launch Condo
District	District 9
Neighbourhood	River Valley
No. of Units	455
No. of Blocks	TBC
Tenure	99 year leasehold
Nearest MRT	Great Work MRT (TE15)
Nearest School(s)	Within 1km River Valley Primary. Within 2km ACS (Junior), St Margaret’s Primary
Expected TOP	2030
Site (sqm)	126,326 sqft

River Modern Launch Date

Showroom preview to start on 20 Feb 2026

Unit Mix – Updated 11 Feb 2026

What is notable from this latest release of unit mix breakdown by developer is the clear expression of the change in orientation and focus on developer’s unit sale strategy. Developer has rightly recognised the shift in buyer demand from foreign investors to local home stay buyers. Developer is also wise to recognise the strength of River Valley as a unique location optimal for home stay, despite being in a CCR location.

The clear emphasis on 3 Bedrooom units and 2 Bed 2 Bath, expressed this intent.

Specifically addressing buyers with an investment mindset, referencing the Specific unit mix breakdown table below. It would be interesting to take a deeper look into unit type that provides the best balance between affordability and liveability.

In a premium location like River Valley, buyers often face challenges with affordability and seek to optimise towards finding a unit within their budget, while not overcompromising on space.

For 2 bedroom, look out for, optimise for affordable quantum

• 2 Bed 2 Bath B2, 646 sqft unit – assuming starting price from $2,900 psf, $1.8 mil quantum
• 2 Bed 2 Bath B3, 678 sqft unit – assuming starting price from $2,900 psf, $1.9 mil quantum (enclosable kitchen)

For 3 bedroom unit, look out for, optimise for unique position, affordable quantum but yet liveable

• 3 Bedroom C1, 797 sqft unit – starting price from $2,883 psf, $2,29 mil quantum (most compact and most affordable 3 bedroom unit)
• 3 Bedroom C2, 829 sqft unit – assuming starting price from $3,000 psf, $2.48 mil quantum (balanced 3 bedroom unit, with enclosable kitchen)
• 3 Bedroom Flex C3, 893 sqft unit – assuming starting price from $3,000 psf, $2.6 mil quantum (enclosable kitchen, with flex helper/study room)

Broad Unit Mix Breakdown – By Broad Category

Bedroom Type	No of Units	% Mix
2 Bed 1 Bath	70	15%
2 Bed 2 Bath	105	23%
3 Bedroom	210	46%
4 Bedroom	70	15%
Total	455	100%

Specific Unit Mix Breakdown – By Specific Configuration

Configuration	Type	Unit Size (Sqm)	Unit Size (Sqft)	No of Units	% of Mix
2 Bedroom	B1	50	538	70	15%
2 Bedroom	B2	60	646	35	8%
2 Bedroom Plus	B3	63	678	35	8%
2 Bedroom Plus	B4	64	689	35	8%
3 Bedroom	C1	74	797	35	8%
3 Bedroom	C2	77	829	35	8%
3 Bedroom	C4	84	904	35	8%
3 Bedroom Flex	C3	83	893	35	8%
3 Bedroom Plus	C5	102	1098	35	8%
3 Bedroom Plus	C6	103	1109	35	8%
4 Bedroom	D1	136	1464	35	8%
4 Bedroom Plus	D2	170	1830	35	8%
Total				455	100%

Location Analysis

To give a lay of the land, we will break our locational analysis into three components. First being amenities, next competition, and last strengths and weaknesses.

Amenities Component

River Modern is located right next to Great World City Shopping Centre and Great World MRT.

It is also located just 3 minutes’ walk from River Valley Primary School and is within the school’s 1km radius.

Competitive Component

The table below details the key competing developments that current and, more importantly, future resale buyers will be using as benchmarks for comparison.

TLDR – what is important to note is that in River Valley, the competition can be segmented into two categories:

1. The older and smaller-scale (less than 300 units) freehold condos, and
   
2. The newer era 99-year leasehold condos such as Martin Modern, and comparable new launches like River Green, Promenade Peak and Zyon Grand.
   

From a competitive standpoint, River Modern, similar to recent 2025 new launches, will have an edge over the older freehold condos like Tribeca, The Trillium and Centennia Suites, as these older developments feature larger-sized units with less efficient layouts and higher purchase quantum that may not align well with the needs of modern buyers.

The key competition for River Modern will come from River Green, which is known for its efficient layout and affordable quantum, as well as Zyon Grand and Martin Modern.

Private Condo Competitive Landscape relevant to River Modern

Project Name	Tenure	Completion	No of units	Dist (m) to Great World MRT	Avg Price (S$ psf)
Centennia Suites	Freehold	2013	97	113	2,787
The Trillium	Freehold	2010	231	151	2,698
Yong An Park	Freehold	1986	288	187	2,450
River Green	99 yrs FROM 2024	U/C	525	224	3,127
Mirage Tower	Freehold	1996	248	226	2,369
The Cosmopolitan	Freehold	2008	228	250	2,836
Promenade Peak	99 yrs FROM 2024	2029	596	266	2,971
The Morningside	Freehold	1992	79	285	2,156
2 Rvg	Freehold	2006	60	288	2,279
Rivershire	Freehold	1991	74	316	2,069
Rv Altitude	Freehold	2023	140	326	2,849
Luma	Freehold	2011	75	329	2,127
Tribeca	Freehold	2010	175	332	2,555
Tiara	Freehold	1995	264	333	2,458
The Avenir	Freehold	2024	376	339	3,400
Riviere	99 yrs FROM 2018	2023	455	345	2,963
Rivergate	Freehold	2009	545	364	2,891
Irwell Hill Residences	99 yrs FROM 2020	2024	540	369	2,988
Zyon Grand	99 years leasehold	2028	1,079	369	3,039
8 Saint Thomas	Freehold	2018	250	375	2,997
Leonie Hill Residences	Freehold	2005	80	378	2,462
The Regalia	Freehold	1993	116	382	2,203
Riveria Gardens	Freehold	2010	49	383	2,340
Martin Modern	99 yrs FROM 2016	2021	450	462	2,747

Strength

• Optimal proximity to amenities – 3 minutes to MRT, 2 minutes to shopping centre. This serves as a strong driver for rental demand.
  
• Within a 1km radius of River Valley Primary School. However, this should be taken with a pinch of salt, as the other three key competing developments – River Green, Promenade Peak and Zyon Grand – are also within the same 1km radius.
  
• Potential competitive edge against older developments in River Valley. The older and more expensive freehold developments will help support the resale proposition for River Modern.
  
• Established residential demand. River Valley has consistently shown strong demand from affluent local home buyers. Unlike other CCR districts such as Marina Bay, its demand is not heavily reliant on foreign buyers.
  

Weakness

• Strong competition from recent new launches such as River Green and Zyon Grand.
  
• Potential supply-side concern, given the back-to-back launches of three new projects excluding River Modern, with another upcoming land parcel (River Valley Green Parcel C) still to be launched.

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Land Bid Price Analysis – Revised View 11 Feb 2026

In this section, we cover the base foundational layer behind a new launch development’s pricing.

The land bid price is essentially the developer’s cost price and has a strong influence on the eventual launch price of a project. By comparing the price at which each developer secured its land, we can assess whether there is any potential pricing advantage that can be passed on to buyers.

River Modern secured its land at $1,420 psf ppr, compared to River Green, which secured its site at $1,325 psf ppr. This represents a 7% higher land bid than that of its neighbouring development.

Similarly, its land price is also higher than that of Promenade Peak. As for Zyon Grand, while its land was acquired at a notably lower $1,202 psf ppr, the comparison isn’t entirely fair as its land parcel carries a mandatory obligation to include private residences, which introduces uncertainty regarding the development’s privacy and exclusivity.

Revised view – based on latest “Starting from ” price released by developer

We started this analysis with a view that River Modern is in a disadvantageous position because of its higher land cost. But we have since revised our view based on the latest indicative starting from price released by developer.

Based on the latest price release, assuming prices trend within the $3,100 psf range. River Modern is at pricing parity with River Green. This meant that despite securing the land at a higher land cost, developer is willing to sacrifice its margin to market the project at a competitive price.

We see this as a strength for the development.

Referencing the table below, developer is marking up the development only by 18% as compared to the other comparable new launch in River Valley, Havelock area.

Development	GLS Land Plot	Land Bid Price ($psf ppr)	Average Launch Price ($psf)	% Markup
River Green	River Valley Green Parcel A	1,325	3,130	136%
TBC	River Valley Green Parcel C	Tender in process	TBC	TBC
Promenade Peak	Zion Road Parcel B	1,304	2,971	128%
Zyon Grand	Zion Road Parcel A	1,202	3,039	153%
River Modern	River Valley Green Parcel B	1,420	3,100 (estimated based on developer’s latest starting from price)	118%

Source: Business Times

Developer Starting From Price – Released 10 Feb 2026

Indicative starting from ~$2,8xx psf

• 2BR (538 sqft) from $1.548M
• 3BR (797 sqft) from $2.298M
• 4BR (1,464 sqft) from $4.588M

Latest Estimated Launch Price – Referencing Developer Starting From Prices

Based on the latest developer’s starting from price, we project the estimated launch price for River Modern to range between $2,900 to $3,100 psf.

As a quick note, this have resulted in us upgrading our view for River Modern, with this launch price the project is deem competitive against its close competitor River Green, Promenade Peak and Zyon Grand. We will dive more into this in latter sections.

Configuration	Unit Size (Sqft)	Price (psf)	Quantum ($)	Remarks
2 Bedroom	538	2,877	1,548,000	Actual Price indicated by Developer as Starting From Price
2 Bedroom	646	3,000	1,938,000	Estimated Price, marking up from Developer’s Starting From Price
2 Bedroom Plus	678	3,000	2,034,000	Estimated Price, marking up from Developer’s Starting From Price
2 Bedroom Plus	689	3,000	2,067,000	Estimated Price, marking up from Developer’s Starting From Price
3 Bedroom	797	2,883	2,298,000	Actual Price indicated by Developer as Starting From Price
3 Bedroom	829	3,100	2,569,900	Estimated Price, marking up from Developer’s Starting From Price
3 Bedroom	904	3,100	2,802,400	Estimated Price, marking up from Developer’s Starting From Price
3 Bedroom Flex	893	3,100	2,768,300	Estimated Price, marking up from Developer’s Starting From Price
3 Bedroom Plus	1098	3,100	3,403,800	Estimated Price, marking up from Developer’s Starting From Price
3 Bedroom Plus	1109	3,100	3,437,900	Estimated Price, marking up from Developer’s Starting From Price
4 Bedroom	1464	3,134	4,588,000	Actual Price indicated by Developer as Starting From Price
4 Bedroom Plus	1830	3,100	5,673,000	Estimated Price, marking up from Developer’s Starting From Price

Comparing River Modern Estimated Launch Price with Other 2025 River Valley New Launches.

Using our revised launch price estimates highlighted above, we benchmark River Modern’s pricing against competing new launches that launched in 2025.

Referencing the table, from a pricing perspective River Modern at $3,100 psf, is a competitive position when compared against comparable 2025 launches, specifically River Green.

Any opportunity to enter below $3,100 or $3,000 psf would be very ideal.

Development	GLS Land Plot	Land Bid Price ($psf ppr)	Average Launch Price ($psf)	% Markup
River Green	River Valley Green Parcel A	1,325	3,130	136%
TBC	River Valley Green Parcel C	Tender in process	TBC	TBC
Promenade Peak	Zion Road Parcel B	1,304	2,971	128%
Zyon Grand	Zion Road Parcel A	1,202	3,039	153%
River Modern	River Valley Green Parcel B	1,420	3,100	118%

Comparing River Modern Price with other 2025 New Launches

With the estimated launch price in mind, we can now map out the launch prices of the recent and notable 2025 new launches. This helps establish where River Modern’s pricing might sit within the broader new launch landscape.

While we are mindful that RCR new launch prices are catching up with CCR prices, especially after the new benchmarks set by Penrith and Orie at around $2,700+ psf, there still remains a 300+ psf price gap between River Green and River Modern, assuming River Modern launches within the $2,900 to $3,100 psf range.

From a pricing standpoint, River Green and Promenade Peak will continue to form the closest pricing benchmarks for River Modern.

Taking into consideration, the latest price information released by developer, assuming that River Modern is launched within the range of $2,900 to $3,100 psf. It is a positive plus point for River Modern, this meant that for a 2026 new launch, it is still launching within the benchmark price of 2025 launches like River Green.

Development	Region	Average Psf ($ psf)
Canberra Crescent	OCR	1,985
Springleaf Residence	OCR	2,178
Parktown Residence	OCR	2,369
Penrith	RCR	2,793
The Orie	RCR	2,731
Elta	RCR	2,549
Lyndenwoods	RCR	2,462
River Green	CCR	3,122
River Modern	CCR	2,900 to 3,100
Promenade Peak	CCR	2,971
Zyon Grand	CCR	3,039
Skye at Holland	CCR	2,938
One Marina Garden	CCR	2,953

Entry Price Guide

Taking reference mainly from the CCR new launches, we establish the following entry price guide for River Modern:

• Under value – anything below $3,000 psf
  
• Fair value – anything between $3,100 psf and $3,200 psf
  
• Over value – anything above $3,200 psf

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Compiling our experience researching River Green, Promenade Peak, Zyon Grand and River Modern, we created a River Modern Playbook which detail tactical execution strategy on how to plan your entry into River Modern to ensure profitable returns.

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Overhanging Questions to Be Addressed Before Investing in River Modern

In the next few sections, we will address the key questions that need to be considered before investing in River Modern.

#1 – Are CCR Properties Even Worth Investing In, Given Their Historical Underperformance Against the RCR and OCR

The thesis for CCR property investing is best articulated by breaking it down into two components:

1. Not all CCR locations are made equal.
   
2. You are investing ahead of the curve , pending certain legacy issues that are still being resolved.
   

1. Not All CCR Locations Are Made Equal

It is easy to shoot down CCR as a whole to sound intelligent , but that comes at the risk of over-generalisation.

While RCR and OCR locations remain largely homogeneous and residential in nature, CCR districts are more complex and diverse. They can be broken down into the following sub-categories:

• CBD-centric – Tanjong Pagar, Raffles Place, Marina Bay, Bugis (High Risk, Low Return)
  
• Emerging Live-Work-Play – Harbourfront, Telok Blangah, Kallang, Lavender (Mid Risk, High Reward)
  
• Established Residential – River Valley, Holland Village, Bukit Timah, Newton (Mid Risk, High Reward)
  

So while CCR as a whole has not performed as strongly as RCR and OCR, its overall average is dragged down primarily by the weak performance of CBD-centric locations. The established residential CCR districts , such as River Valley and Bukit Timah , have remained relatively resilient, hovering around 3% to 3.5% annualised capital appreciation.

That said, this still trails the above-average price growth achieved in RCR and OCR regions , and the reasons behind that are better understood in the next point.

2. When Investing in CCR, You Are Investing Ahead of the Curve

Focusing on CCR residential zones such as River Valley, there is a key reason why growth appears average or even sub-optimal.

To fully appreciate this, consider a typical RCR or OCR district like Clementi, Toa Payoh, or Punggol. These neighbourhoods are dominated by a few major condos or EC developments, creating a more consolidated market. The growth of these newer, large-scale developments helps pull up the average prices in the district.

In contrast, CCR areas like River Valley are made up of a significant number of older, freehold developments, many of which are boutique or small-scale (below 300 units).

Inefficient Design and Inflated Quantum

Being freehold, these older developments are often priced at a premium. Yet, being older, they also come with inefficient floorplates, oversized balconies, air-con ledges, and bay windows, which result in inflated overall quantum.

From a modern buyer’s perspective, comparing a 2-bedroom unit in RCR priced at $2 million versus a 2-bedroom unit in CCR priced at $2.8 million naturally leads to a product-affordability mismatch, pricing many buyers out of the CCR market.

The Rise of New-Era CCR Developments

Developers have acknowledged this structural issue. The newer-era CCR projects such as Martin Modern, River Green, and Zyon Grand are being built with smaller unit sizes, efficient layouts, and more affordable quantum, directly addressing this gap.

However, since most of these launches only entered the market in 2025, the resale demand for this new wave of CCR condos remains unproven. Hence the idea that investors today are “investing ahead of the curve.”

Shifting Buyer Mindset on Freehold Status

As a sidenote, when it comes to freehold status, its appeal has diminished among younger buyers. The prevailing mentality among today’s investors is to buy, hold for 4-5 years, and flip, rather than to hold properties long-term for succession.

Key Issues Impacting CCR Condo Performance

New New Launch Condo Addressing CCR Issues

#2 – Is Oversupply a Cause for Concern When Buying Into River Modern?

The short answer is yes. you will need to be mindful of supply-side concerns. But the situation is not as bad as it seems.

Let’s substantiate that statement.

First, when we talk about supply, it’s important to distinguish between newer-era developments and older-era developments. From our perspective, the older freehold projects in River Valley, many of which are priced at a much higher quantum — are not competitively relevant and need not be taken into serious consideration.

Even for newer developments like Irwell Hill Residences, which appears to face a supply glut, the issue lies more with pricing than with supply itself. At an average of $2,988 psf, Irwell Hill’s pricing sits too close to that of newer launches like Zyon Grand or Promenade Peak. When a completed resale condo is priced on par with a brand-new launch, buyers naturally gravitate toward the new launch option and this, paradoxically, strengthens the case for new projects like River Modern.

The real competing supply that warrants attention comes from the other new launches in the immediate area. River Green, Promenade Peak, Zyon Grand, and the future River Valley Green Parcel C. These will form the true competitive set that River Modern will have to contend with.

Dealing With the Supply Situation

That said, barring other positive investment factors for River Modern, the supply issue can be mitigated with the following measures:

1. Be willing to live in the unit. Enjoy your stay in River Valley while extending your holding horizon, allowing time for competing supply to clear out.
   
2. Select scarce or competitively designed unit types. Focus on layouts that stand out from the crowd. For example, a 603 sqft unit in River Green that includes an enclosed kitchen, which is rare for its size.
   
3. Stretch your budget if possible. Consider upgrading to a 2-bedroom plus study or compact 3-bedroom unit, as the majority of supply pressure will likely be concentrated in smaller 1- and 2-bedroom units.
   

Supply Side Composition – Key Competition for River Modern

Project Name	No of units	No of 1-bedroom listings	No of 2-bedroom listings (PropertyGuru)	No of 3-bedroom listings	No of 4-bedroom listings
RIVER GREEN	525	20%	53%	20%	7%
Promenade Peak	596	13%	54%	20%	3%
Zyon Grand	1,079	5%	22%	27%	9%
Total	2,200	11%	38%	23%	7%

Supply Side Composition – Resale Condo in River Valley

Project Name	Total Listings (All Unit Types)	No of 1-bedroom listings	No of 2-bedroom listings (PropertyGuru)	No of 3-bedroom listings	No of 4-bedroom listings
OUE TWIN PEAKS	71	80%	7%	7%	0%
MARTIN PLACE RESIDENCES	8	50%	13%	38%	13%
Martin Modern	47	0%	72%	21%	6%
RIVERGATE	36	0%	0%	8%	3%
RIVIERE	59	15%	27%	56%	2%
Irwell Hill Residences	106	30%	39%	12%	8%
THE AVENIR	27	19%	33%	37%	7%
Total	27	30%	30%	22%	5%

#3 – Competitive Edge: What Attribute Must River Modern Possess to Stand Out Amongst Its Competition

Mindful that there have already been three competing launches in the River Valley area prior to River Modern, it is important to evaluate whether River Modern can establish a competitive edge against these earlier projects.

As we continue to monitor updates leading up to launch, this section will evolve to reflect the unique strengths and weaknesses of River Modern. For now, the table below documents the key strengths and weaknesses of the three main competing new launches in the area.

To form a credible investment thesis for River Modern, it must ultimately possess distinct attributes that can outcompete what River Green and Zyon Grand currently offer, whether in terms of layout efficiency, pricing strategy, or product positioning.

This section remains a placeholder for ongoing analysis. Check back for more updates as more information unfolds.

We have since conducted a dedicated article comparing River Modern vs River Green vs Zyon Grand. The outcome is positive, River Modern stands a good chance competing against both River Green and Zyon Grand based on its latest indicative price and layout information released.

Development	Strength	Weakness
River Green	– Affordability – Very efficient layout – Small floorplate leading to strong affordability	– Potentially not as premium in terms of facade – Higher psf pricing with average price $3,122
Promenade Peak	– Exclusivity – Premium Facade	– Larger Floorplate, less affordable purchase quantum – Layout issue with smaller 2 and 3 bedroom units
Zyon Grand	– Mid point between River Green and Promenade Peak in terms of Affordability – Equally efficient floorplate as River Green – Integrated to Havelock MRT- Mid point in terms of premium facade	– Uncertainty with service apartment component

#4 – Rental Vacancy Risk

A risk factor that is often understated for most new launches is the race to secure tenants once the project achieves completion. From experience, when a development obtains TOP, every owner in the project will be looking to rent out their unit at roughly the same time,  creating short-term competition within the same stack.

Fortunately, this may be a lesser concern for River Modern, as rental demand in River Valley remains strong.

Looking at the last six months of rental volume, River Valley has consistently shown healthy transaction activity, indicating sustained tenant demand.

Rental yields are also above average, signalling strong rental rates and supporting the investment case for buyers who are considering renting out their units upon completion.

Rental Transaction – Resale Condo in River Valley

Project Name	Rental Vol (Last 6 Months)	Rental Per Month	Rental Listings
Martin Place Residences	47	8	15
Martin Modern	49	8	11
Rivergate	102	17	13
Riviere	101	17	18
Irwell Hill Residences	212	35	11
The Avenir	38	6	15

Rental Yield – Resale Condo in River Valley

Project Name	Rental Yield (%)
OUE TWIN PEAKS	4.2
MARTIN PLACE RESIDENCES	2.9
Martin Modern	3.8
RIVERGATE	2.8
RIVIERE	3.4
Irwell Hill Residences	3.3
THE AVENIR	2.9

#5 – Who are the buyers that will actually purchase your unit at the resale stage?

Deviating from our usual quantitative style, let’s do something more qualitative.

Unlike the usual RCR or OCR new launches which targets the usual HDB upgraders which most investors are very familiar with. The CCR new launches target a different group of resale buyers, that has not been adequately illustrated.

It is crucial for us to understand who are these resale buyers are and what motivates them, with that in place, we can select the optimal unit on their behalf and resell it to them at a premium in a couple of years time.

Note, we crafted the buyer profile based on our experience on the ground consulting for and selling these CCR units to these buyers.

2 Bedroom Unit – Primary Resale Buyers

Buyer Profile: Affluent Singles or Couples without Kids (New Money) 
Age: Young early 30-40s

Occupation:

• Finance – Prop Trader, Sales and Trading, Investment Bankers, Fund managers working in GIC, Temasek
• Lawyers, Doctors, Pilot
• Crypto Bros
  

Aspiration:

• Live in a centralised location that does not feel like a Singapore heartland
• Think city center Melbourne, Manhattan New York vibes
• Appreciates a cosmopolitan environment, expatriate living environment

2 Bed Plus Study and 3 Bedroom Units – Primary Resale Buyers

Buyer Profile: Affluent couple with 1 kid, Family with the support of wealthy parents (Old Money)

Occupation:

• Finance, Lawyer, High Paying Professionals
• Heir to family business
• Business Owners

Aspiration:

• Prestige of the address
• Live near parents that also lived in River Valley

Secondary Buyer Profile

HDB upgraders exiting high value HDBs in Queenstown, Clementi remains a minority buyer profile, simply because the priority of practical family needs and affordability takes precedence over the need to live in a district like River Valley.

New launches in residential districts like Thomson Reserve Review (Previously Known as Thomson View En Bloc), Hougang Central New Launch would still be prime candidates to target this segment of buyers.

#6 – Gameplan – How should you approach this investment if you are looking to optimise your risk reward ratio?

There are notable merits to be considered for River Modern, but a stringent and sound gameplan needs to be put in place to ensure that you optimise your risk reward ratio.

The following serves as a list of checkpoints that you can take at the current stage to maximise your risk reward:

1.Strict Entry Price

Ensure that your entry price is at parity or even lower than units at River Green and Zyon Grand.

Given that there are 36 levels in River Green and 62 levels in Zyon Grand, prices trend upwards as levels increase. Your goal is to purchase a unit at a level or entry price that is lower than the average unit price of that particular unit type in the competing River Green and Zyon Grand. This comes down to ballot number and strategic unit shortlisting during the preparation phase.

2.Strategic Unit Type Selection

Optimise towards a unit type or layout that outcompetes River Green and Zyon Grand in terms of efficiency or purchase quantum.For example, a smaller but equally efficient 2-bedder or 3-bedder that offers better overall value

Should you invest in River Modern or Should You Wait ?

Caught in a dilemma, wondering if you should go for River Modern or wait out for Thomson Grand ?

Leverage on external perspectives to help cover blind spots by iterating the pros and cons of each development.

River Modern Layout Analysis

2 Bed 1 Bath – 538 Sqft

• Dumbbell layout for maximum efficiency and space utilisation
• Storage/pantry cabinet space and DB cabinet with shelf
• Very regular living and dining rooms for ease of furniture placements
• Master and common bedrooms are spacious enough to fit up to king and queen size beds
• Bathroom can be accessed from room or dining

2 Bed 2 Bath – 646 Sqft

• Dumbbell layout for maximum efficiency and space utilisation
• Dual frontage view to the North and MBS
• Storage/pantry cabinet space and DB cabinet with shelf
• Very regular living and dining rooms for ease of furniture placements
• Master and common bedrooms are spacious enough to fit up to King & Queen size beds.

2 Bed 2 Bath – 678 Sqft

• Dumbbell layout for maximum efficiency and space utilisation
• View to landscape, swimming pool, Kim Seng Park and Singapore River
• Storage/pantry cabinet space and DB cabinet with shelf
• Very regular Living and dining rooms for ease of furniture placements
• Master and Common bedrooms are spacious enough to fit up to King & Queen size beds.

2 Bed 2 Bath – 689 Sqft

3 Bed – 797 sqft

• Efficient 3 bedroom with dual frontage views to North and city/MBS view at the east
• Minimal corridor leading to bedrooms
• Spacious L-shape Kitchen opens to Dining
• Very regular Living and dining rooms for ease of furniture placements
• Master and Common bedrooms are spacious enough to fit up to King & Queen size beds.

3 Bed – 829 Sqft

• Dumbbell layout for maximum efficiency and space utilisation
• Dining room has view towards river
• Very regular living and dining rooms for ease of furniture placements
• Master and common bedrooms are spacious enough to fit up to King & Queen size beds.

3 Bed – 893 Sqft

• Efficient 3 bdrm with flex room
• Dumbbell layout for maximum efficiency and space utilisation
• Spacious open kitchen with connection to dining room and flex room
• Storage/pantry cabinet space and DB cabinet with shelf
• Very regular living and dining rooms for ease of furniture placements
• Master and common bedrooms are spacious enough to fit up to King & Queen size beds
• Spacious flex room of 2m x 1.75m; can function as maid’s room, study, extra storage, walk-in pantry and much more

3 Bed – 904 Sqft

• Storage/pantry cabinet space and DB cabinet with shelf.
• Spacious kitchen with views towards internal landscape/pool area.
• Kitchen has sliding door to access balcony.
• Wide frontage balcony that connects kitchen and living room, giving myriad of lifestyle options.
• Very spacious and regular living and dining rooms for ease of furniture placements.
• Master and common bedrooms are spacious enough to fit King and Queen size beds.

3 Bed – 1098 Sqft

• Storage/pantry cabinet space and DB cabinet with shelf.
• Spacious enclosed kitchen with connection to flex room (removable).
• Flex room of 1.45m by 2.25m, with removable wall as extension to dining or kitchen.
• Dual frontage view to landscape, swimming pool, Kim Seng Park and Singapore River and Bedroom 2 facing north to internal landscape and River Green Axis.
• 5.5m wide frontage living and dining room opens up to balcony with view towards the river.
• Master and common bedrooms are spacious enough to fit King and queen size beds.

3 Bed – 1109 Sqft

• Storage/pantry cabinet space and DB cabinet with shelf.
• Spacious enclosed kitchen with connection to flex room (removable).
• Flex room of 1.45m by 2.25m, with removable wall as extension to dining or kitchen.
• Dual frontage view to internal landscape, swimming pool, Kim Seng Park and Singapore River and Bdrm 2 facing north into landscape and River Green Axis.
• Wide 5.5m wide living and dining room opens up to balcony towards Singapore River.
• Master and common bedroom are spacious enough to fit King and queen size beds.

Other Potential 2026 New Launch that you can consider

• Full List – 2026 New Launch Condos to Look Out For in Singapore
• VELA Bay Review (Bayshore Road GLS)
• Pinery Residences New Launch Condo Review
• Narra Residences Review – Questioning all Marketing Narrative
• Hudson Place Residences Review – Is is Worth Investing?

Relevant research that is relevant to your new launch investment

• How much do you need to invest in a new launch condo in 2026 ?
• The Investor’s Guide to Investing in 2 Bedroom Condos In Singapore
• How to select a unit in a new launch condo ? – Profitable Strategies 
• 2 Bed 1 Bath vs 2 Bed 2 Bath condo – Which is better for investment ?
• How to choose the best new launch condo in 2026 ?
• Tengah Garden Residences Review – Can you make money ?
• Characteristics of New Launch Condos That Deliver the Highest Capital Appreciation in the Shortest Time

Frequently Asked Questions