Modern apartments of River Modern and Promenade Peak side by side for property investment comparison

1. Overview

River Modern is a riverside mixed-use condominium in District 9 with direct access to Great World MRT, developed by GuocoLand.

Promenade Peak is a 63-storey landmark tower in District 3 with approximately 596 units, developed by Allgreen/Valerian Residential.

2. River Modern — Pros

  • Prime CCR riverfront location with park access.
  • Direct link to Great World MRT (TEL).
  • Strong developer reputation (GuocoLand).
  • Appeals to premium renters and expatriate professionals.
  • High long-term capital preservation due to location scarcity.

River Modern — Cons

  • Higher entry quantum due to CCR pricing.
  • 99-year leasehold tenure requires consideration for long-term resale.
  • Competition within CCR luxury segment.

3. Promenade Peak — Pros

  • Striking 63-storey height and strong landmark identity.
  • Developed by reputable Allgreen/Valerian.
  • Large-scale project with diverse unit mix (1–5 BR).
  • Good connectivity to central transport nodes.
  • Potentially more affordable psf entry compared to CCR riverfront projects.

Promenade Peak — Cons

  • Large supply (596 units) may create internal competition for resale and rental.
  • Also a 99-year leasehold property.
  • Height and visibility do not automatically guarantee price premiums.

4. Investment Tradeoffs

  • Scarcity vs Scale: River Modern offers scarce CCR riverfront positioning, while Promenade Peak offers scale and unit variety.
  • Price Profile: River Modern commands premium CCR psf; Promenade Peak may offer a more approachable entry quantum depending on stack/view.
  • Liquidity: Promenade Peak’s large unit count may provide more resale liquidity, whereas River Modern’s scarcity supports stronger price resilience.

5. Investor Suitability

Choose River Modern if you prefer:

  • A prestige CCR address
  • Strong long-term capital preservation
  • High rental appeal among affluent tenants

Choose Promenade Peak if you prefer:

  • A landmark project with wide unit mix
  • Potentially lower psf entry
  • Project scale and strong branding momentum

6. Summary

Both developments appeal to different investment profiles. River Modern excels in scarcity, prestige, and long-term resilience, while Promenade Peak offers a large-scale landmark option with potential value opportunities at more accessible price points.