District 09 · River Valley · CCR
Martin Modern
Martin Place · Condominium · 99 yrs lease commencing from 2016
Current PSF
$2,817
+22.3% vs district median
Gross yield
3.7%
median rent $7,550/mo
3-year gain
3.7%
Transactions · 5y
122
30 in last 12 months
Nearest MRT
Havelock Mrt Station · 674.008m
TEL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential24 / 100
10 years old · composite of plot use, age, tenure, value gap & size
Lease decay89 years left
worth 94.3%of freehold today (Bala’s Table) · loses ~3.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+3.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 233m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 233m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 725m
Food
Jalan Kukoh Blk 1 (Kukoh 21 Food Centre) · 583m - 2 hawker centres within 1km
Green
Kim Seng Pk · 281m - 6 parks within 1km
Mall
Ue Shopping Mall · 584m
Health
Mount Elizabeth Hospital (hospital) · 1.4km
Who lives in River Valley
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
10,070
Median age
42 yrs
45% under 40 · getting older
Children 0–9
1,060
▲ 13% since 2015 · future P1 demand
Household size
3.2 avg
Homes
0% HDB
92% condo · 7% landed
Degree holders
74%
residents 15+
Commute
36% transit
35% drive
45 min+ to work
7%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $2,785 psf (33 sales). At today’s $2,817 psf, they are up 1% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,815 psf - 6% above units on floors 1–5 ($2,649 psf).
Price trend average PSF by year
2021
$2,763
2022
$2,649
-4.1%
2023
$2,729
+3%
2024
$2,688
-1.5%
2025
$2,768
+3%
2026
$2,829
+2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $6,500/mo | $8.67 | 3.7% | 363 |
| 3BR | $8,900/mo | $8.48 | 3.6% | 225 |
| 4BR | $15,200/mo | $8.69 | 3.7% | 45 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $4,070,000 | 1,421 | $2,865 | 11-15 |
| Jun 2026 | $2,350,000 | 764 | $3,075 | 26-30 |
| May 2026 | $4,900,000 | 1,733 | $2,827 | 06-10 |
| May 2026 | $4,330,000 | 1,399 | $3,094 | 21-25 |
| Apr 2026 | $2,550,000 | 883 | $2,889 | 16-20 |
| Apr 2026 | $2,220,000 | 764 | $2,905 | 26-30 |
| Apr 2026 | $1,950,000 | 764 | $2,552 | 01-05 |
| Mar 2026 | $4,970,000 | 1,733 | $2,868 | 11-15 |
| Mar 2026 | $4,250,000 | 1,421 | $2,991 | 26-30 |
| Mar 2026 | $3,178,000 | 1,012 | $3,141 | 21-25 |
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More in District 09
The HDB blocks next door
The entry point, measured: what the resale flats around Martin Modern actually sell for - this project trades at 3.6× the nearest block’s PSF.