Martin Modern Singapore: Smart Buyers and Investors (2026)
You know the type. The buyer who walks into a District 9 showroom, takes one look at the marble surfaces and the gold-accented fittings, and just… doesn’t feel it. Not because they can’t afford it. Because they’ve been to enough of these showrooms to know that Singapore’s Core Central Region luxury condo market has a look, and once you’ve seen it five times, the sixth feels like déjà vu with a slightly different kitchen island.
Martin Modern was built for that buyer.
GuocoLand launched it in 2017 along Martin Place off River Valley Road, and from the start it was making a specific architectural argument: that real luxury in land-scarce Singapore isn’t about what you build — it’s about what you choose not to build. Eighty percent of its land area, a full 171,536 sqft in the middle of District 9, was given back to nature. Two 30-storey towers sit within a botanical garden and arboretum of over 200 plant species and 50 tree species. Not beside a garden. Inside one.
Nearly a decade on, Martin Modern has received its TOP in June 2022 and settled into the Robertson Quay neighbourhood as one of its most recognisable addresses. For buyers and investors looking at it in 2026, the questions have moved past the concept. What does it actually cost? What kind of returns has it delivered? Does the 99-year leasehold hold it back? And honestly — who is this development actually right for?
Martin Modern Singapore at a Glance
Before diving into the detail, here’s everything you need in one place.
Field | Details |
Project Name | Martin Modern |
Address | 8 & 10 Martin Place, Singapore |
Developer | GuocoLand Limited |
Tenure | 99-year leasehold (from 28 Sep 2016) |
District | D09 — River Valley / Robertson Quay |
Completion (TOP) | 30 June 2022 |
Total Units | 450 units across 2 towers |
Storeys | 30 storeys per tower, with rooftop gardens |
Site Area | 15,936 sqm (171,536 sqft) |
Plot Ratio | 2.8 |
Max. GFA | 44,620.80 sqm (480,300.80 sqft) |
Ceiling Height | 3.2m standard / 3.9m in select units |
No. of Lifts | 3 + 2 private lifts per tower |
Car Parks | 450 lots + 4 handicapped |
Architect | HYLA Architects + ADDP Architects |
Martin Modern Price Guide and PSF Analysis (2026)
Current Sale Prices
Unit Type | Price Range |
2-Bedroom | From S$1.84m (~800 sqft) |
2-Bedroom + Study | From S$2.024m (~880 sqft) |
3-Bedroom | From S$2.3m (~1,000 sqft) |
3-Bedroom Premium | From S$2.99m (~1,300 sqft) |
4-Bedroom Premium | From S$4.14m (~1,800 sqft) |
Current PSF based on recent transactions ranges from roughly S$2,618 to S$3,351, with mid-floor units averaging around S$2,709 to S$2,879. The variation comes from floor level, orientation, and unit type — the spread between a low-floor 2-bedroom and a high-floor 4-bedroom Premium reflects genuinely different products within the same building.
Price History and Trends
When Martin Modern launched in 2017, PSF was priced at approximately S$2,009 to S$2,500. Average launch price sat around S$2,300 PSF — a meaningful premium for a leasehold product at the time, and one that generated real debate among buyers comparing it to freehold options in the same corridor.
The market has answered that debate pretty conclusively. PSF today is approximately 20 to 35% above launch levels depending on unit type and floor. And 25 of the last 29 resale transactions at Martin Modern closed at a profit. That’s not a guarantee of future performance — but it’s evidence that the development’s fundamentals have held through multiple cycles: Covid disruption, the ABSD cooling measures of 2021 to 2023, and the rate environment that followed.
How Martin Modern Compares to Nearby Condos
Development | Tenure | Avg PSF | District |
Martin Modern | 99-yr Leasehold | ~S$2,770 | D9 |
The Avenir | Freehold | ~S$3,200+ | D9 |
Riviere | 999-yr Leasehold | ~S$2,900+ | D3 |
8 Saint Thomas | Freehold | ~S$3,000+ | D9 |
Starlight Suites | Freehold | ~S$2,200 | D9 |
Martin Modern sits in an interesting middle position here. More expensive per square foot than older freehold options like Starlight Suites, but meaningfully cheaper than newer freehold D9 launches like The Avenir and 8 Saint Thomas. The 99-year leasehold tenure is the honest trade-off in every one of these comparisons — buyers get a newer product, a stronger lifestyle concept, and a credible developer at a PSF that reflects the leasehold discount versus freehold peers.
Rental Yield and Investment Case for Martin Modern
Current Rental Rates
Martin Modern’s rental market is active. Monthly rents currently range from S$6,400 to S$17,000 depending on unit size and floor, with the highest recorded transaction reaching S$20,000 per month. Gross rental yields sit at approximately 3.7% to 4% — competitive for a D9 CCR address where yields above 3.5% are considered healthy given the capital values involved.
Who Is Renting Here?
The tenant profile reflects the development’s location and positioning pretty directly. Expat professionals working in the CBD make up a significant portion — the Great World MRT connection to the financial district is practical, and Robertson Quay’s lifestyle is exactly what many senior expat professionals are looking for in Singapore. Families targeting River Valley Primary School priority registration represent a second strong tenant segment — these tend to be longer leases at higher monthly rents. A third group: high-net-worth individuals, local and foreign, who want a quieter and greener alternative to the Orchard Road corridor.
At the original launch, 27.5% of buyers were non-residents — a number that signals the international credibility the development carries. That foreign interest has translated into consistent expat rental demand since TOP.
Tax Considerations
For investors purchasing Martin Modern as a second or additional property, the 2026 tax landscape matters. Additional Buyer’s Stamp Duty (ABSD) varies by buyer profile: Singapore citizens buying a second residential property face 20% ABSD, Permanent Residents face 30% on a second property, foreigners face 60%. These are significant costs that directly affect the investment return calculation.
For non-owner-occupied residential properties, property tax is assessed on a progressive scale of 12% to 36% of Annual Value from 2026. Owner-occupiers benefit from the lower 0% to 32% scale. If you’re intending to rent immediately, model the full tax impact before committing.
Is Martin Modern a Good Investment in 2026?
Honestly — it depends on your horizon. For a 5 to 10-year hold, the case is strong. The location is proven. The developer is credible. Rental demand is genuine. The transaction history shows consistent resale profit. The 99-year leasehold from 2016 leaves approximately 90 years remaining, well within the range where lease decay doesn’t materially affect value. Push beyond 20 to 30 years, and the leasehold becomes a more serious conversation — at which point freehold alternatives in the same district deserve a harder look despite their higher entry PSF.
For the right buyer with the right horizon, Martin Modern is a well-located, well-built, well-managed product in one of Singapore’s most enduringly desirable residential enclaves. That doesn’t guarantee returns. But it’s as solid a foundation as the Singapore CCR market offers.
What Makes Martin Modern Different
The Botanical Garden Concept
The 80% green space figure is the one that shapes first impressions — and it deserves proper unpacking, because it’s not simply a marketing number. Of the development’s 171,536 sqft site, the two towers occupy just 20% of the footprint. The rest has been deliberately developed into 15 curated garden zones: the Arrival Court, Party Lawn, Lap Pool garden, Dining Lounge garden, Club Lounge garden, Dipping Pool zone, Garden Spring, Forest Trail, Secret Garden on the rooftop, and several connecting landscape corridors. Over 200 plant species and 50 tree species populate this arboretum. It would be impressive in a suburban development. In the middle of District 9, it’s extraordinary.
The practical implication for residents is that daily life at Martin Modern involves more greenery than most Singapore condos offer. Morning runs along the Forest Trail. Yoga by the Garden Spring. Afternoons on the Party Lawn. Residents consistently describe these as the reason they chose this development over alternatives — not the unit itself, but what’s outside it.
The Building Design Itself
Martin Modern’s architectural aesthetic takes a deliberately different direction from most of the CCR market. Where most luxury condos for sale in Singapore go for polished marble, glass curtain walls, and high-gloss finishes, Martin Modern does the opposite. Off-form concrete feature walls — raw, textured, intentional — define the facades of both towers. Corrugated dyed precast panels add visual rhythm without ornamentation. The overall effect is understated and confident rather than showy. The architectural equivalent of a well-made suit with no visible branding.
Ceiling heights of 3.2 metres throughout standard units, and 3.9 metres in select premium units, sit meaningfully above the Singapore condo average. Private lift access, available for select 3-Bedroom Premium units and all 4-Bedroom Premium units, is something residents who have it consistently say they’d never give up. Both towers carry rooftop garden pavilions — reading and dining spaces that GuocoLand calls the Crown — offering panoramic views of the city and river from the top of each 30-storey tower.
What Works Well
The location is as strong as any D9 address in Singapore — Robertson Quay lifestyle at the doorstep, three MRT stations accessible, CBD within 10 minutes, Orchard Road within 15. The 80% green space is rare at this scale in this district, and it’s not a selling point competitors can easily replicate when land this size simply isn’t available. River Valley Primary School within 1km drives consistent family-buyer and family-tenant demand. GuocoLand’s build quality and concierge service deliver on the premium positioning. The architecture gives Martin Modern a recognisability in the CCR market that most developments can’t match. And 25 of 29 recent resale transactions at profit is a track record that speaks without needing spin.
What to Think Carefully About
The 99-year leasehold from 2016 is the single most important consideration, and no amount of lifestyle narrative should push it to the back of your mind. With approximately 90 years remaining as of 2026, lease decay isn’t an immediate concern — but for buyers thinking in generational terms, freehold alternatives in the same district deserve serious consideration despite the higher entry PSF. The 2-bedroom units at 764 sqft are efficiently designed but compact in absolute terms — if space is your priority above all else, look at the 2BR+Study or 3BR tiers. Robertson Quay’s nightlife, while excellent for most purposes, can translate to weekend evening noise for lower-floor units on the river-facing orientation. And the absence of 1-bedroom units means the entry quantum starts at S$1.84 million — which simply isn’t accessible for all buyer profiles.
Who Should Consider Buying Martin Modern?
The Lifestyle Buyer is probably the clearest fit. The professional who works in the CBD, wants to MRT or walk to work, and wants to come home to something that feels genuinely different from the office — green, quiet, resort-like without being twee about it. The 2-bedroom and 2BR+Study units serve this buyer well. Robertson Quay’s dining and arts scene is the social infrastructure. The botanical garden is the daily reset. For this buyer, Martin Modern delivers a specific experience that very few other D9 developments can replicate.
The Family Buyer is drawn by a different set of things: River Valley Primary within 1km, enough space in a 3BR Premium or 4BR Premium for a family to actually live rather than camp, private lift access for the daily reality of young children and household staff, and a green environment that feels appropriate for raising kids. The 1,324 to 1,798 sqft larger units are where this buyer should focus.
The Investor is running a different calculation altogether: CCR rental yield, proven capital appreciation, developer brand credibility, and a tenant profile that supports consistent demand. The 2-bedroom units generate the most liquid rental interest and offer the most accessible entry quantum. The investment case holds well for a 5 to 10-year horizon — beyond that, leasehold tenure becomes a more active conversation in the returns model.
Martin Modern vs Nearby Condos — How Does It Stack Up?
Martin Modern vs The Avenir — The Avenir is freehold, sits in the same D9 corridor, and commands approximately S$3,200+ PSF. The freehold premium over Martin Modern is real and meaningful for buyers with long-term or generational holding plans. Martin Modern counters with the botanical garden concept, GuocoLand’s track record, and a lower entry quantum. Tenure permanence as the priority? The Avenir wins. Lifestyle concept and quantum efficiency? Martin Modern makes the stronger argument.
Martin Modern vs Riviere — Riviere is a 999-year leasehold development by Frasers Property in D3, with a dramatic waterfront position along the Singapore River at Jiak Kim Street. PSF is comparable at around S$2,900+. Both developments appeal to buyers who want a Singapore River connection. Martin Modern offers the CCR District 9 address; Riviere offers more dramatic waterfront frontage. The choice really comes down to which river experience matters more — view, or postcode.
Martin Modern vs 8 Saint Thomas — Both are D9 CCR. 8 Saint Thomas is freehold at approximately S$3,000+ PSF with an urban feel along St Thomas Walk and less green space. For buyers who are leasehold-averse and want to stay in D9, 8 Saint Thomas is the natural alternative. For buyers who prioritise the botanical garden experience, the answer runs the other way.
Martin Modern vs Starlight Suites — Starlight Suites is an older freehold development in the Robertson Quay area at approximately S$2,200 PSF. For buyers who prioritise freehold tenure and are less focused on developer brand and modern finishes, it offers a different value proposition at a lower entry point. Martin Modern is a significantly newer and more comprehensively specified product — the comparison is really about what kind of buyer experience each development is built to deliver.
Final Verdict — Is Martin Modern Worth It?
Martin Modern rewards buyers who know what they want. It was never designed to appeal to everyone — it was built for a specific person who values the relationship between nature and city living, who understands that 80% green space in District 9 is an actual architectural commitment rather than a headline, and who recognises that Robertson Quay’s quiet, leafy, cultured character is a lifestyle that most Singapore postcodes simply can’t replicate.
The transaction record validates the proposition. Capital appreciation from launch to 2026 has been consistent. Rental demand has held through multiple market cycles. GuocoLand has delivered on its quality promise. And Martin Modern has become one of Robertson Quay’s most distinctive and sought-after addresses — not through marketing, but through what it actually delivers day to day.
The leasehold tenure is the honest caveat, and every serious buyer should weigh it carefully against freehold alternatives in the same district rather than dismiss it. For a 5 to 10-year horizon it’s manageable. For generational holding plans, the conversation is more nuanced.
But for the lifestyle buyer, the family buyer, and the investor with the right horizon, Martin Modern in 2026 remains what GuocoLand set out to build: a rare find in a nearly full prime district, and a development that’s genuinely harder to replicate than it looks.
To arrange a viewing or book a personalised consultation on Martin Modern, reach out to the team at sgluxurycondo.com — Singapore’s luxury condominium specialists with an established track record across District 9 and the broader CCR market.
Frequently Asked Questions
Martin Modern is at 8 & 10 Martin Place, off River Valley Road in District 9, within the Robertson Quay neighbourhood. Great World MRT on the Thomson-East Coast Line is roughly 5 minutes’ walk away.
Based on 2025 to 2026 transaction data, PSF ranges from approximately S$2,618 to S$3,351 depending on unit type, floor, and orientation. Overall prices run from S$1.84 million to S$5.8 million.
Gross rental yield sits at approximately 3.7% to 4%, with monthly rents ranging from S$6,400 to S$17,000. The highest recorded rent is S$20,000 per month.
99-year leasehold from 28 September 2016 — roughly 90 years remaining as of 2026.
GuocoLand Limited, listed on the Singapore Exchange since 1978. Their Singapore portfolio includes Wallich Residence, Goodwood Residence, Leedon Residence, and Tanjong Pagar Centre.
2-Bedroom (764 sqft), 2-Bedroom + Study (850 to 883 sqft), 3-Bedroom (1,012 to 1,087 sqft), 3-Bedroom Premium (1,324 to 1,421 sqft), and 4-Bedroom Premium (1,707 to 1,798 sqft). No studio or 1-bedroom units.
Yes — River Valley Primary School falls within 1km, giving resident children Phase 2C priority registration advantage.
Great World MRT (TEL) at roughly 5 minutes’ walk, Fort Canning MRT (DTL) at roughly 12 minutes’ walk, Somerset MRT (NSL) at roughly 15 minutes’ walk.
10m-wide lap pool, dipping pool, spa pool, tennis court, gymnasium, Club Lounge, Dining Lounge, 15 curated garden zones including the Secret Garden and Forest Trail, rooftop gardens on both towers, and GuocoLand concierge service.
For buyers with a 5 to 10-year horizon who value CCR location, GuocoLand quality, and the Robertson Quay lifestyle, the case is strong. The 99-year leasehold is the primary thing to weigh carefully against nearby freehold Singapore options at a higher PSF.
Martin Modern Price Guide and PSF Analysis (2026)
Current Sale Prices
Unit Type | Price Range |
2-Bedroom | From S$1.84m (~800 sqft) |
2-Bedroom + Study | From S$2.024m (~880 sqft) |
3-Bedroom | From S$2.3m (~1,000 sqft) |
3-Bedroom Premium | From S$2.99m (~1,300 sqft) |
4-Bedroom Premium | From S$4.14m (~1,800 sqft) |
Current PSF based on recent transactions ranges from roughly S$2,618 to S$3,351, with mid-floor units averaging around S$2,709 to S$2,879. The variation comes from floor level, orientation, and unit type — the spread between a low-floor 2-bedroom and a high-floor 4-bedroom Premium reflects genuinely different products within the same building.
Price History and Trends
When Martin Modern launched in 2017, PSF was priced at approximately S$2,009 to S$2,500. Average launch price sat around S$2,300 PSF — a meaningful premium for a leasehold product at the time, and one that generated real debate among buyers comparing it to freehold options in the same corridor.
The market has answered that debate pretty conclusively. PSF today is approximately 20 to 35% above launch levels depending on unit type and floor. And 25 of the last 29 resale transactions at Martin Modern closed at a profit. That’s not a guarantee of future performance — but it’s evidence that the development’s fundamentals have held through multiple cycles: Covid disruption, the ABSD cooling measures of 2021 to 2023, and the rate environment that followed.
Price History and Trends
Development | Tenure | Avg PSF | District |
Martin Modern | 99-yr Leasehold | ~S$2,770 | D9 |
The Avenir | Freehold | ~S$3,200+ | D9 |
Riviere | 999-yr Leasehold | ~S$2,900+ | D3 |
8 Saint Thomas | Freehold | ~S$3,000+ | D9 |
Starlight Suites | Freehold | ~S$2,200 | D9 |
Martin Modern sits in an interesting middle position here. More expensive per square foot than older freehold options like Starlight Suites, but meaningfully cheaper than newer freehold D9 launches like The Avenir and 8 Saint Thomas. The 99-year leasehold tenure is the honest trade-off in every one of these comparisons — buyers get a newer product, a stronger lifestyle concept, and a credible developer at a PSF that reflects the leasehold discount versus freehold peers.
Rental Yield and Investment Case for Martin Modern
Current Rental Rates
Martin Modern’s rental market is active. Monthly rents currently range from S$6,400 to S$17,000 depending on unit size and floor, with the highest recorded transaction reaching S$20,000 per month. Gross rental yields sit at approximately 3.7% to 4% — competitive for a D9 CCR address where yields above 3.5% are considered healthy given the capital values involved.
Who Is Renting Here?
The tenant profile reflects the development’s location and positioning pretty directly. Expat professionals working in the CBD make up a significant portion — the Great World MRT connection to the financial district is practical, and Robertson Quay’s lifestyle is exactly what many senior expat professionals are looking for in Singapore. Families targeting River Valley Primary School priority registration represent a second strong tenant segment — these tend to be longer leases at higher monthly rents. A third group: high-net-worth individuals, local and foreign, who want a quieter and greener alternative to the Orchard Road corridor.
At the original launch, 27.5% of buyers were non-residents — a number that signals the international credibility the development carries. That foreign interest has translated into consistent expat rental demand since TOP.
Tax Considerations
For investors purchasing Martin Modern as a second or additional property, the 2026 tax landscape matters. Additional Buyer’s Stamp Duty (ABSD) varies by buyer profile: Singapore citizens buying a second residential property face 20% ABSD, Permanent Residents face 30% on a second property, foreigners face 60%. These are significant costs that directly affect the investment return calculation.
For non-owner-occupied residential properties, property tax is assessed on a progressive scale of 12% to 36% of Annual Value from 2026. Owner-occupiers benefit from the lower 0% to 32% scale. If you’re intending to rent immediately, model the full tax impact before committing.
Is Martin Modern a Good Investment in 2026?
Honestly — it depends on your horizon. For a 5 to 10-year hold, the case is strong. The location is proven. The developer is credible. Rental demand is genuine. The transaction history shows consistent resale profit. The 99-year leasehold from 2016 leaves approximately 90 years remaining, well within the range where lease decay doesn’t materially affect value. Push beyond 20 to 30 years, and the leasehold becomes a more serious conversation — at which point freehold alternatives in the same district deserve a harder look despite their higher entry PSF.
For the right buyer with the right horizon, Martin Modern is a well-located, well-built, well-managed product in one of Singapore’s most enduringly desirable residential enclaves. That doesn’t guarantee returns. But it’s as solid a foundation as the Singapore CCR market offers.
Why District 9 and Robertson Quay Matter
Where Exactly Is Martin Modern?
Martin Modern sits at 8 and 10 Martin Place, off River Valley Road, tucked between Kim Yam Road and River Valley Close. It’s a quiet address. Not on a main road, not facing a busy junction. That quietness isn’t accidental — and it’s usually one of the first things you’ll hear from residents when they describe living here.
Zooming out: District 9. One of Singapore’s most established prime residential pockets within the Core Central Region, bounded by Orchard Road to the north, the Singapore River to the south, Robertson Quay to the west. New land plots in this district are genuinely rare — which is part of why GuocoLand’s acquisition of this specific site was significant at the time, and why the address carries the weight it does today.
Robertson Quay, the immediate neighbourhood, has spent roughly two decades becoming what it is now — quietly, without fanfare. It’s not trying to be the flashiest part of town. What it has built instead is a reputation as the kind of neighbourhood professionals and families actually want to come home to. Leafy riverfront streets. A curated mix of restaurants, galleries, and theatres. Enough of a community feel to make it seem less like a postcode and more like an actual place.
Getting Around Is Genuinely Easy
Three MRT stations serve Martin Modern and each one opens up a different part of the city.
Great World MRT (Thomson-East Coast Line) — about 5 minutes on foot through Kim Seng Park. One stop gets you to Orchard. Three stops and you’re at Shenton Way in the heart of the CBD. The Thomson-East Coast Line goes all the way to Gardens by the Bay, Marina Bay, and Changi Airport — no transfers needed.
Fort Canning MRT (Downtown Line) — roughly 12 minutes walking. Takes you straight to the Civic District, Bugis, and Marina Bay Financial Centre. One of the quicker options for anyone commuting across the island.
Somerset MRT (North-South Line) — about 15 minutes by foot. Hooks into Singapore’s original MRT backbone. Good for getting to Bishan, Ang Mo Kio, or out toward Jurong.
Being this close to multiple MRT lines isn’t something you take for granted in Singapore. From Great World, Orchard is one stop away. The CBD is three. Fort Canning connects you to Marina Bay and the Botanic Gardens, plus the schools up in Bukit Timah. It adds up.
What Living in Robertson Quay Actually Feels Like
Robertson Quay has figured out something a lot of neighbourhoods haven’t — how to feel lively without feeling chaotic. There’s always something on: a new bistro to check out, a play worth catching, a slow riverside walk with nowhere to be. It works for the after-work crowd, families on weekends, and people who just want a good coffee on a Tuesday morning.
Here’s what you’ll find within walking distance:
Common Man Coffee Roasters on Martin Road — one of the best specialty coffee spots in Singapore, full stop. Known for all-day breakfast: fluffy pancakes with caramelised bananas, organic eggs benedict, braised ox cheeks. Consistently busy for a reason.
Cafe Petit on Martin Road — well-known for its atmosphere and food. The egg and bacon bunwich is a weekend brunch staple. Honey lemon soother on the side.
Super Loco at Robertson Quay — casual Mexican done well. Proper tacos, ice-cold margaritas, relaxed vibe.
Brussels Sprouts at The Pier @ Robertson — patio seating, classic pub fare, good mussels and clams. Family-friendly without being boring.
Red House Seafood Restaurant at The Quayside — been serving lobster noodles and dim sum since 1976. That kind of track record doesn’t lie.
Wine Connection Tapas Bar & Bistro at Robertson Walk — where you go for wine, cheese, a shared pizza, or to stock up before a last-minute dinner party.
Shunjuu Izakaya at Riverside View — Japanese charcoal grill, cosy atmosphere, over 40 types of sake. One of the better izakayas in the city.
Beast & Butterflies at M Social — East meets West, retro meets modern. Mee tai mak laksa, duck rendang, lobster porridge in crab broth and abalone. Not your average restaurant menu.
CATCH THE REVITALISATION EARLY
Two factors make Martin Modern a not-to-be- missed opportunity: the upcoming revitalisation of the area, and the rare opportunity of a large plot in an established enclave.
New Growth Happening All Around It
Things are moving in this part of the city. Two MRT lines have already changed how connected the area is to the rest of Singapore. The Kim Seng and Outram precincts are getting revitalised. Robertson Quay keeps growing into a stronger lifestyle destination year on year. Just nearby, the Civic District got a major boost with the National Gallery opening. Marina Bay keeps expanding. The new financial district is filling in fast. And there’s more coming — the transformation running from Kim Seng all the way to Outram isn’t done yet.
Four Ways to Get Around Daily
On foot: Walk to Somerset, the Killiney Road stretch, the Singapore River, or Great World City without breaking a sweat. River Valley Primary School is walkable too. Want a proper jog? The Singapore River Promenade is right outside.
By bike: You can cycle from Martin Modern all the way through Robertson Quay, Clarke Quay, Boat Quay, Raffles Place, the Civic District, Gardens by the Bay, Marina Barrage, and out to East Coast Park. That’s not a short loop — that’s a real cycling route through the best parts of the city.
By car: Orchard, the CBD, Marina Bay, the Botanic Gardens, and several good schools are all roughly 10 minutes away by car. The CTE, AYE, MCE, and ECP are all reachable in minutes from here.
By river taxi: $5 from Kim Seng Jetty to Clifford Pier. The boat passes Havelock, Fort Canning, and Raffles Place. On a weekend, that stops feeling like transport pretty quickly.
Hard to Replicate, Even If You Tried
Look around Martin Modern and you’ll see established developments everywhere. This part of District 9 is essentially built out — which is exactly why new plots are so rare here. That scarcity isn’t going away. If anything, with all the development and revitalisation coming, the value case for this precinct gets stronger, not weaker. The number of available units here is genuinely limited. That’s not a sales line — it’s just the reality of what’s left in this part of Singapore.
KIM SENG AND OUTRAM NEW DEVELOPMENT
The Kim Seng and Outram precincts are new developments within the River Valley belt, bringing hotels, shopping, offices and residences that will enhance the buzz and the value of the areas surrounding them.
SINGAPORE RIVER LIFESTYLE CORRIDOR
At varying, yet accessible, distances to Martin Modern, the Singapore River attractions of Boat Quay, Clarke Quay, and Robertson Quay form an important waterside entertainment and tourist corridor. Of the three quays, Robertson Quay is the largest one, with the most attractive residential character. With its cosmopolitan mix of lively cafes, restaurants, bars, galleries, and theatres, it also happens to be closest to Martin Modern
Getting Around Is Genuinely Easy
Three MRT stations serve Martin Modern and each one opens up a different part of the city.
The Big Destinations Just Minutes Away
Orchard Road — world-class shopping, dining, and leisure. The biggest fashion names, the best-known malls in Singapore. Ten minutes away.
The CBD — Singapore’s financial and business hub, from Raffles Place along Shenton Way to Marina Bay. Three stops on the MRT.
Marina Bay — a short MRT ride or a scenic boat trip away. International events, branded boutiques, round-the-clock energy. Home to the F1 Grand Prix and the National Day Parade.
The Civic District — Parliament House, the Supreme Court, the National Gallery (inside the old City Hall building), Asian Civilisations Museum, Victoria Theatre, The Arts House. Right next door, Bras Basah and Bugis are becoming the city’s centre for arts, design, and cultural heritage.
Culture and Arts, Literally Around the Corner
Most residential neighbourhoods don’t have this. Robertson Quay does.
Singapore Tyler Print Institute (STPI) at 41 Robertson Quay — exhibitions and hands-on workshops in etching, paper pulp painting, screen printing. Good for adults. Surprisingly fun for kids too.
Singapore Repertory Theatre (SRT) at 20 Merbau Road — one of the top theatre companies in Asia. Original works, classic plays, and productions straight from London’s West End and Broadway. Five minutes from your front door.
TheatreWorks at 72-13 Mohamed Sultan Road — known for pushing what theatre can be. Interdisciplinary shows, contemporary visual culture, collaborations with international artists. It’s the kind of place that makes a neighbourhood feel genuinely interesting.
ORCHARD ROAD TO SHOP
Known the world over as one of the great, world-class shopping streets to visit, Orchard Road is synonymous with the best shopping, dining, and leisure Singapore has to offer. It is home to the biggest fashion brand names, departmental stores, and most well-appointed and popular malls in the country.
MARINA BAY FOR THE SOPHISTICATE
A few MRT stops and a boat ride away from Martin Modern, Marina Bay is the new, premium leisure extension of Singapore’s financial and business district. The mixed-use area is filled with round-the-clock activities and branded boutiques. It is also the destination for international events like the Singapore F1 Grand Prix and the National Day Parade.
THE LUXURY OF CONNECTIVITY
THE PRIVILEGE OF CONVENIENCE AND ACCESSIBILITY
Staying this close to MRT stations is a distinct privilege for those with foresight. The upcoming Thomson-East Coast and Downtown MRT lines will make this part of District 9 even more connected to the nearby attractions and to the rest of Singapore. From the Great World MRT station, Martin Modern is just one stop away from Orchard and three stops away from the CBD. The Fort Canning station will connect Martin Modern to Marina Bay and the Singapore Botanic Gardens and the many prestigious schools in Bukit Timah. Martin Modern will add immeasurable convenience and ease to the daily lives of its residents.
MOVING ABOUT FOR PLEASURE OR FOR HEALTH
WALK AND JOG
On foot, one can easily walk to the Somerset/Killiney Road area, to the Singapore River with its great restaurants and arts facilities, and to Great World City. River Valley Primary School is within walking distance. For a scenic jog, the Singapore River Promenade beckons.
CYCLE
From Martin Modern, residents can cycle through Robertson Quay, Clarke Quay, Boat Quay, Raffles Place, the Civic District, Gardens by the Bay, Marina Barrage, all the way to the East Coast Park!
DRIVE
By car, Martin Modern is but 10 minutes away from Orchard, the CBD, Marina Bay, the Singapore Botanic Gardens, and a few reputable schools. Within minutes, one can be at the major expressways – Central Expressway, the Ayer Rajah Expressway, Marina Coastal Expressway and the East Coast Parkway – with quick access to the rest of Singapore
RIVER TAXI AND RIVER CRUISE
Hop on the river taxi for a more scenic route to the CBD. For just $5, one can get from Kim Seng jetty to Clifford Pier, winding past Havelock, Fort Canning, and Raffles Place. On weekends, a leisurely river cruise down the Singapore River will be just the thing to do!
CHILL AT THIS QUAYSIDE NEIGHBOURHOOD
Robertson Quay presents the ideal District 9 residential enclave within the city. Martin Modern residents can wine, dine, catch plays or art shows all year round in this neighbourhood. And while the Quay is just mere minutes from the CBD, it still emanates a leafy, tranquil and chilled vibe for the work weary visitor.
Four Hotels That Add Character to the Neighbourhood
Being hip and happening – and yet laid back and cool – is a balance that Robertson Quay has successfully achieved. It is filled to the brim with things to do, from checking out that new wine bistro or edgy concept restaurant, to take a leisurely stroll along the riverside with a special someone, to watching the latest plays and relaxing over drinks at one of the many cafes in the vicinity. This enclave has something for every well-heeled connoisseur or culture consumer.
NEW NEARBY DEVELOPMENTS BRING VALUE
While it is true that land-scarce Singapore is always developing, it is the quality and the prestigious vibe of nearby developments that bring value to an acquisition. In this regard, Martin Modern stands amidst great company.
InterContinental Robertson Quay and Quayside
5-star hotel plus 100,000 sqft of lifestyle retail fronting the Singapore River. One of the city’s best dining and lifestyle destinations.
The Warehouse Hotel
The Warehouse Hotel at 320 Havelock Road — a restored heritage godown building on the riverbank. Elegant rooms with historical character, thoughtful hospitality.
M Social
M Social at 90 Robertson Quay — Philippe Starck-designed. Chic, creative, a little whimsical. The restaurant and bar draw a creative crowd for good reason.
Studio M Hotel
Studio M Hotel at 3 Nanson Road — Singapore’s first fully loft-inspired designer hotel, looking out over the Singapore River. Stylish and understated.
ESTABLISHED GALLERIES AND THEATRES
The district around Martin Modern also offers aesthetic experiences to feed the soul. The three standout institutions here are Singapore Tyler Print Institute (STPI), Singapore Repertory Theatre (SRT) and TheatreWorks.
STPI 41 Robertson Quay, S238236
Besides holding exhibitions showcasing innovation in print and paper art, the STPI also organises creative and fun workshops like etching, paper pulp painting, and screen printing. It’s fun with paper and print for the whole family!
SINGAPORE REPERTORY THEATRE 20 Merbau Road, S239035
One of Asia’s leading theatre companies, SRT has lent a distinctive creative flair to Robertson Quay. Catch original works, classic plays, and even best-selling productions from London’s West End and Broadway.
THEATREWORKS 72-13 Mohamed Sultan Road, S239007
One of Singapore’s most eminent theatre groups, TheatreWorks is known for promoting and producing Singapore writing, interdisciplinary performances, and collaborations with international artists. It pushes the boundaries of not just theatre, but contemporary visual culture and new media.
Shopping — From Daily Needs to Designer Labels
Great World City is right next to the development. Supermarket, retail, services — done without getting in the car. UE Square, Robertson Walk, and Liang Court are all within easy reach too.
For something more curated, the neighbourhood has a few interesting spots worth knowing:
COLONY CLOTHING 83 Clemenceau Avenue #01-37, UE Square, S239920
Colony Clothing at UE Square — high-end Japanese labels built around the idea of living well in the city while staying connected to nature on weekends.
P5 63 Mohamed Sultan Road #01-14, Sultan Link, S239002
P5 on Mohamed Sultan Road — modern furniture and lighting from serious design names: Molteni & C, Louis Poulsen, Moroso, Carl Hansen, Stella Works. Worth a visit even if you’re just browsing.
Need the full Orchard Road experience? Ten minutes by MRT. ION Orchard, Paragon, Orchard Central, Plaza Singapura — the whole luxury retail strip is right there when you want it.
PET SALON SOPRA GINZA 236 River Valley Road, S238294
Hailing from Ginza in Tokyo, Pet Salon Sopra Ginza is where pets get pampered with 5-star treatment. Choose from a range of spa treatments for your very lucky pet.
STEP ACROSS INTO A WORLD OF CUISINES
Robertson Quay serves up world-class cuisines of diverse cultures to satisfy the denizen of this cosmopolitan neighbourhood. From European and Mexican to Chinese and Japanese, there is something for every palate, and the challenge in arranging a dinner will be in having too many choices.
SUPER LOCO 60 Robertson Quay #01-13, The Quayside, S238252
Fun, casual Mexican street food in an eclectic ambience. Expect a mouthwatering array of tacos washed down with ice-cold margaritas.
PS. CAFE PETIT 38 Martin Road, S239059
A chain famous for its ambience and great food. You can brunch happily here on a scrumptious egg and bacon bunwich and sip on a honey lemon soother.
BRUSSELS SPROUTS 80 Mohamed Sultan Road #01-12, The Pier @ Robertson, S239013
Choose a seat on the patio at this family-friendly restaurant which boasts a delectable menu of classic pub fare including mussels and clams.
COMMON MAN COFFEE ROASTERS 22 Martin Road #01-00, S239058
CMCR is popular for their all-day breakfast, which includes fluffy pancakes with caramelised bananas, organic eggs benedict and braised ox cheeks.
HOUSE SEAFOOD RESTAURANT 60 Robertson Quay #01-14, The Quayside, S238252
Famous among foodies, Red House Seafood Restaurant has been serving up delicious lobster noodles, tantalising seafood, and dim sum since 1976.
WINE CONNECTION TAPAS BAR & BISTRO 11 Unity Street #01-19/20, Robertson Walk, S237995
The go-to place for fine wine and tapas, this is where you can sample different cheeses, share a pizza, or stock up on wine for a last-minute party.
SHUNJUU IZAKAYA 30 Robertson Quay #01-15, Riverside View, S238251
Renowned for some of the best sumiyakis (Japanese charcoal grills) in town, this cosy sake dining bar serves skewered meats with over 40 types of sake.
BEAST & BUTTERFLIES 90 Robertson Quay Level 1, S238259
East meets west and retro meets modern in this eatery that offers mee tai mak laksa, duck rendang and lobster porridge cooked in crab broth and abalone.
Schools Nearby — Useful If You Have Kids
- River Valley Primary School — within 1km, which gives residents Phase 2C priority registration
- EtonHouse Pre-School
- School of the Arts (SOTA)
- ISS International School
- LASALLE College of the Arts
- Singapore Management University (SMU)
- Nanyang Academy of Fine Arts
- Anglo-Chinese School (Junior)
- St. Margaret’s Primary School
- Raffles Girls’ School
- Crescent Girls’ School
- Anglo-Chinese School (Barker Road)
Parks and Green Spaces
- Singapore River — practically at the doorstep
- Fort Canning Park
- Alexandra Park Connector
- Esplanade Park
- Singapore Botanic Gardens
- Hort Park
Medical Facilities Close By
- Pinnacle Family Clinic
- Killiney Family & Wellness Clinic
- Doctor Jay Medical Centre
- Paragon Medical Centre
- Mount Elizabeth Hospital
- Camden Medical Centre
- Raffles Hospital
- Gleneagles Hospital
Facilities
MILLENNIAL MODERN LIVING
An orchestrated arrival, 15 curated gardens, spacious and functional unit layout, each with its private view, and a one-of-a-kind architectural design. Understated, elegant, 21st century luxury — this is Martin Modern, designed by the four-time President’s Design Award winning architect, Yip Yuen Hong.
On approaching Martin Modern, Yip’s signature tropical brutalist sensibilities will immediately arrest your attention and capture your imagination. It is part of GuocoLand’s deliberate strategy to create something distinctive, and Yip, known for his bold and visionary architectural statements, was the choice architect. He says of his own architecture, “It might surprise you at first glance, and because of that, it compels you to want to take a second look, … it is about creating a timeless design that you grow to love more and more the longer you stay.”
A NEW ENVIRONMENT FOR CONTEMPORARY URBAN LIVES
Spearheading the vision for Martin Modern is Cheng Hsing Yao (Group Managing Director of GuocoLand Singapore) who is intent on creating a sanctuary of greenery, a physical and spiritual sanctum that gives respite from the busyness of city living. Cheng sees the need to champion an evolution — if not a revolution — in the design of the new condominium. Martin Modern, through its strong architectural presence, has a magic and tranquillity that coaxes you to relax and recharge. Martin Modern is defined as much by its softscape as it is by the hardscape. In fact, as one meanders through the series of gardens tiered to the terrain of the site, the journey culminates at the enchanting secret garden.
ARRIVAL COURT
Verdant, inviting, immerse in your inner peace, rest in nature’s lap
DINING LOUNGE
Verdant, inviting, immerse in your inner peace, rest in nature’s lap
CLUB LOUNGE
A happy stomach, beauteous forms in view, breathe pure, fresh air as you dine
GARDEN SPRING
Breakfast with friends and family while kids frolic waving from the pool
SECRET GARDEN
Secret, silver garden the rooftop enchants and the scenery glistens
PARTY LAWN
Treading the soft grass, in the happy afternoon, welcome your guests
LAP POOL
is 10 metres wide and generously proportioned for a 450-unit development, surrounded by tropical foliage that creates a genuine sense of enclosure and privacy — unlike the exposed, stadium-style pool feel that many Singapore condos deliver.
DIPPING POOL
Little waves ripple, a sapphire pool ringed by tropical foliage, pearl-like droplets splash about
FOREST TRAIL
Sweat it out in the gym, the water hums a soothing song, tickles your feet
CROWN
The iconic towers of your beautiful abode call you into the world where you mind is at peace and your heart, full of joy.
Martin Modern Unit Types and Floor Plans
Unit Mix Overview
| Unit Type | Est. Size (sqft) | No of Units |
| 2-Bedroom | 764 Sqft | 150 |
| 2-Bedroom + Study | 850 / 872 / 883 Sqft | 90 |
| 3-Bedroom | 1012 / 1087 Sqft | 90 |
| 3-Bedroom Premium | 1324 / 1421sqft | 60 |
| 4-Bedroom Premium | 1707 / 1798sqft | 60 |
What Each Unit Type Is Like
2-Bedroom (764 sqft
These are designed for working professionals or couples who want a prime CCR address at the most accessible quantum in the building. Open-concept layout, kitchen flowing into the living and dining area, and that 3.2m ceiling height doing real work — rooms feel airy rather than compact. The 764 sqft reads smaller on paper than it lives in practice. These units move fastest on the resale market and pull the most consistent rental interest from expat professionals.
2-Bedroom + Study (850 / 872 / 883 sqft)
The study is a proper room, not a desk shoved into a corner. Works well as a home office, a reading room, or a small guest space depending on your situation. The three size variants come from different orientations and stack positions across the North and South towers — buyers who do the stack research will find meaningful differences in view and natural light at similar price points. Worth the homework.
3-Bedroom (1,012 / 1,087 sqft)
Well-proportioned for small families or couples who want a spare bedroom without committing to Premium quantum. The 1,087 sqft variant has slightly more generous living and dining dimensions. These units don’t come with private lift access, which is worth noting before you compare them to the tier above.
3-Bedroom Premium (1,324 / 1,421 sqft)
The Premium designation brings a dry kitchen alongside the wet kitchen, which is a genuinely useful upgrade for anyone who cooks seriously or entertains at home. At 1,421 sqft the sense of space is noticeably more comfortable. Select 3-Bedroom Premium units include private lift access into the unit foyer — something that residents who have it consistently say they wouldn’t give up.
4-Bedroom Premium (1,707 / 1,798 sqft)
The biggest units in Martin Modern and the most completely specified. All 4-Bedroom Premium units come with private lift access, a separate back entrance for household staff, and the full wet-and-dry kitchen setup. At up to 1,798 sqft, these are genuine family homes rather than apartment-sized compromises. Only 60 units across both towers, which makes them the rarest — and consequently the most sought-after on resale among family buyers.
One deliberate call GuocoLand made at Martin Modern deserves mention: there are no studio or 1-bedroom units. In a market where developers often maximise unit count with micro-apartments, GuocoLand chose to start the smallest unit at 764 sqft. The result is a more cohesive resident community — professionals, families, and committed investors rather than the transient profile that smaller units sometimes attract.
Views From Martin Modern
Unit orientation broadly splits into three view types, and the differences are significant enough to factor into any buying or renting decision. River-facing units on the right stacks look out over the Singapore River and Robertson Quay waterfront — one of the more pleasant urban views in the CCR. City skyline-facing units offer the downtown Singapore panorama from higher floors. Garden-facing units look directly into the arboretum below, an outlook that’s genuinely rare in District 9 and one that photos consistently undersell. Higher floors command meaningfully different pricing across all orientations, and the gap between a mid-floor garden view and a high-floor river view is substantial enough to warrant careful selection before committing.
GuocoLand Singapore
GuocoLand Limited has been on the Singapore Exchange since 1978 and sits within the Hong Leong Group — one of Southeast Asia’s most established conglomerates. In Singapore, their residential track record spans over 34 developments and more than 9,000 completed units. The names carry weight: Wallich Residence, Goodwood Residence, Leedon Residence, The Quartz, Sophia Residence, and the integrated Tanjong Pagar Centre.
Martin Modern was designed by HYLA Architects, led by Yip Yuen Hong — a four-time President’s Design Award winner known for his tropical brutalist approach and for consistently prioritising the relationship between architecture and landscape. ADDP Architects, pioneers of prefabricated construction in Singapore, handled technical execution. The combination produced something genuinely unusual in the Singapore condo market — a development where the landscape is the headline, not an afterthought on a brochure.
GuocoLand’s other Singapore developments provide useful context for understanding what the brand actually represents:
Goodwood Residence
designed by WOHA Architects, this lush development off Orchard and Scotts Road shares roughly 150 metres of boundary with Goodwood Hill, giving residents access to nearly 20 hectares of adjacent greenery. A direct parallel to the botanical garden thinking at Martin Modern.
Leedon Residence
located within the Good Class Bungalow enclave, with five hectares of landscaping and a 200-metre nature trail. The pattern across GuocoLand’s flagship residential projects is consistent: green space is a defining feature, not a selling afterthought.
located within the Good Class Bungalow enclave, with five hectares of landscaping and a 200-metre nature trail. The pattern across GuocoLand’s flagship residential projects is consistent: green space is a defining feature, not a selling afterthought.
Tanjong Pagar Centre and Wallich Residence
Singapore’s tallest residential development at 290 metres, with 181 luxury homes in an integrated mixed-use project anchored by Guoco Tower. This demonstrated GuocoLand’s ability to deliver at the highest end of the market — and their track record at that level matters when evaluating what they deliver at Martin Modern.
Wallich Residence
Singapore’s tallest residential development, Wallich Residence, is an exclusive collection of 181 luxury homes consisting of one to four bedroom units, four penthouses, and one Super Penthouse.
With unparalleled views starting from 180 metres above sea level, each home is impeccably finished with top-of-the-line materials and fittings, a reflection of the distinctive aesthetics that Wallich Residence offers.