Editorial Signature Detail
RIVER MODERN
Signature Alpha Editorial
RIVER MODERN
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
2
Baths
1
SQFT
538
Floor Level
—
URA-backed research dashboard
D09 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Historical trend indicator
D09: Average S$3,238 PSF | Up 1.17% over the last quarter ⬆️
Median PSF
S$3,239
Price Range
— — —
Transaction Count
540
Recent transacted prices
Lucky Plaza
06/06/2026 • Floor range n/a • Size unavailable
—
S$5,275 PSF
TripleOne Somerset
06/06/2026 • Floor range n/a • Size unavailable
—
S$3,474 PSF
TripleOne Somerset
06/06/2026 • Floor range n/a • Size unavailable
—
S$3,474 PSF
TripleOne Somerset
06/06/2026 • Floor range n/a • Size unavailable
—
S$3,474 PSF
TripleOne Somerset
06/06/2026 • Floor range n/a • Size unavailable
—
S$3,474 PSF
Property type breakdown
Condo
488
Commercial
52
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
RIVER MODERN is benefiting from ultra-prime scarcity and wealth preservation demand while 2026's low-rate, stable market backdrop improves buyer confidence and absorption. Based on district trend strength and very limited prime pipeline, we project approximately 22.7% upside by 2031, with a conservative case of 16.4% and a best case of 30.4%.
Current Underwriting
$1,863,000
District-weighted fair value anchor used for the model.
Projected by 2029
+13.1%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+22.7%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+16.4%
Base growth eases to 3.1% annually if supply and absorption soften.
Base case · 2031
+22.7%
Core Alpha Formula projection at 4.2% annualized growth.
Best case · 2031
+30.4%
Upside case expands to 5.4% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At RIVER MODERN, the 0.30% value gap suggests Fair Market Entry with measured Capital Growth Potential as Mean Reversion works gradually rather than abruptly. The current PSF sits close to benchmark fair value, which supports long-term stability without forcing an aggressive premium.
Listing PSF
$3,463
Project Mean PSF
$3,473
District Mean PSF
$3,130
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Very limited prime pipeline
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Ultra-prime scarcity and wealth preservation demand
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Orchard: demand is being supported by ultra-prime scarcity and wealth preservation demand, with measured new supply pressure in the current cycle.
Recommended next move
Keep this on the shortlist if the layout and district fit are strong, but compare it against one or two nearby substitutes before moving to offer stage.
Shortlist fit
+0.3%
Value gap
The entry sits near fair value, which makes this a quality shortlist candidate when the district and hold horizon matter more than chasing a deep discount.
Carry profile
2.6%
Rental yield
Current rental carry screens at 2.6%, while the base-case 2031 outlook still projects +22.7% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
Call to enquire!
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
RIVER MODERN
D09 · Condo
$1,863,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $62,750
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $4,937
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $82,622
Agent Comm: $41,311
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $44,253
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $52,559
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 152.0% with SGD 1,138,860 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 33,115. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$5,891
Annual Net Cash Flow
-$33,115
BSD
$62,750
Cash Outlay
$531,500
ABSD
$0
AI Virtual Staging (Beta)
Coming Soon
This listing does not yet have both staging reference images saved. Once our team uploads the before and after URLs, the interactive slider will appear here automatically.
Project Details
Bedroom Types
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
Structured nearby intelligence is not available for this listing yet, but the page keeps this section visible so the editorial layout stays consistent while the live data pack is refreshed.
Nearby intelligence refresh pending
Use the listing address above for immediate context while we continue syncing transport, schools, and shopping data for this route.
Floor Plans
Floor-plan pack not published yet
This listing does not currently include published floor plans or tower-stack visuals. The section remains in place so the page hierarchy stays consistent across the portfolio.
Gallery
Gallery refresh pending
This listing does not yet have a synced gallery set. The section remains visible so the layout stays stable while media is being refreshed.
FAQs
