Short answer: Martin Modern is a completed 450-unit, 99-year leasehold condo by GuocoLand at 8 and 10 Martin Place in River Valley (District 9). It has two 30-storey towers of two- to four-bedroom homes, with no one-bedroom units. It launched in July 2017, obtained TOP in 2021 and sold out at an average of about S$2,506 psf.
Updated 30 September 2026. This page replaces an earlier version that contained incorrect facts; see the correction note at the end.
What is Martin Modern?
| Developer | GuocoLand (developer entity Martin Modern Pte Ltd; the land was won by its unit First Bedok Land) |
| Address | 8 and 10 Martin Place, Singapore 237992 and 237963 (District 9) |
| Land sale | Martin Place Government Land Sales site; tender closed 28 June 2016 |
| Tenure | 99-year leasehold from 28 September 2016 (about 89 years left in September 2026) |
| Homes | 450, in two 30-storey towers |
| Unit types | 2- to 4-bedroom, 764 to 1,798 sq ft |
| Site area | About 171,535 sq ft (15,936 sq m) |
| Architects | ipli Architects (Yip Yuen Hong), with ADDP Architects |
| Landscape | ICN Design International |
| Launched | July 2017 |
| TOP | 2021 |
| Nearest MRT | Great World (TE15), Thomson-East Coast Line, about 0.5 km in a straight line |
Sources: PropertyGuru, 29 June 2016 (tender result, site area, lease); EdgeProp project page (developer entity, lease start date, site area); Stacked Homes, 29 January 2022 (towers, unit mix, TOP); EdgeProp, 28 October 2022 (architects, landscape designer, launch, TOP); addresses, postal codes and distance measured by SG Properties from OneMap coordinates.
What did GuocoLand pay for the Martin Place site?
First Bedok Land, a GuocoLand unit, won the 99-year Martin Place site with a top bid of S$595.1 million, or S$1,239 psf per plot ratio, against 12 other bids. The runner-up bid was S$588 million (S$1,224 psf ppr). CBRE Research said at the time that it was the highest psf price for a purely residential Government Land Sales site (PropertyGuru, 29 June 2016).
We checked the arithmetic: S$595.1 million ÷ 480,307 sq ft of maximum gross floor area is about S$1,239 psf ppr, and 480,307 ÷ 171,535 sq ft gives a plot ratio of 2.8.
What unit types does Martin Modern have?
| Type | Size (sq ft) | Units |
|---|---|---|
| 2-bedroom | 764 | 150 |
| 2-bedroom + study | 850 to 883 | 90 |
| 3-bedroom | 1,012 to 1,087 | 90 |
| 3-bedroom premium | 1,324 to 1,421 | 60 |
| 4-bedroom premium | 1,707 to 1,798 | 60 |
Source: Stacked Homes, 29 January 2022. The counts add up to 450. There are no one-bedroom or five-bedroom units.
Facilities include a 50 m lap pool, a children's pool, a tennis court, a gym, barbecue pavilions and rooftop gardens (Stacked Homes). EdgeProp reported that up to 80% of the site is given to greenery, across 15 gardens with more than 200 plant species (EdgeProp, 28 October 2022). Stacked Homes counted 450 basement car park lots, one per home.
How much has Martin Modern sold for?
| Date | Figure | Source |
|---|---|---|
| Launch, July 2017 | Prices of S$2,009 to S$2,500 psf; about 90 units sold on launch weekend | Stacked Homes, 29 January 2022; EdgeProp, 28 October 2022 |
| First three months after launch, 2017 | Average S$2,207 psf | EdgeProp, 30 January 2026 |
| Fully sold (reported October 2022) | Average S$2,506 psf across the project, based on caveats | EdgeProp, 28 October 2022 |
| June 2021 | Highest recorded price: S$3,335 psf, for a 1,012 sq ft unit | EdgeProp project page, checked 30 September 2026 |
| Resales, 12 months to September 2026 | Average S$2,808 psf, range S$2,536 to S$3,141 psf | EdgeProp project page, checked 30 September 2026 |
EdgeProp's project page also showed average rents of about S$8.6 psf a month in September 2026. It puts the average rental yield at 3.7%; that is EdgeProp's estimate, not ours.
How close is Martin Modern to the MRT and schools?
Great World station (TE15) on the Thomson-East Coast Line is the nearest. Using OneMap coordinates, we measured about 470 m in a straight line from 8 Martin Place to Great World station's Exit 1, and about 700 m to Fort Canning station (DT20) on the Downtown Line. Great World station opened in November 2022, after the project was completed (EdgeProp, 30 January 2026). Walking routes are longer than straight-line distances, so check OneMap for your own route.
River Valley Primary School is next door: Stacked Homes lists it about 100 m away, and we measured about 260 m in a straight line between the two OneMap address points. EdgeProp describes the site as a stone's throw from Robertson Quay (EdgeProp, 28 October 2022).
Who might Martin Modern suit?
This is a summary of trade-offs, not a recommendation. What is distinctive: the design by ipli Architects with corrugated precast concrete panels, a heavily planted site, larger two-bedroom layouts (the smallest home is 764 sq ft), and a primary school next door. The trade-offs: there are no one-bedroom units for small-budget buyers, Stacked Homes notes that the premium units face west, and the lease started in September 2016, so about 89 years remain. Resale prices in the year to September 2026 averaged about S$300 psf above the project's sell-out average. Our guides on lease decay and ABSD explain how lease length and stamp duties affect a purchase. For a newer project nearby, see our Irwell Hill Residences review.
FAQ
Who developed Martin Modern? GuocoLand, through Martin Modern Pte Ltd.
Is Martin Modern freehold? No. It is a 99-year leasehold from 28 September 2016.
How many units does Martin Modern have? 450 homes in two 30-storey towers, from two to four bedrooms.
When was Martin Modern completed? It obtained TOP in 2021.
What is the nearest MRT station to Martin Modern? Great World on the Thomson-East Coast Line, about 470 m in a straight line from 8 Martin Place.
What did Martin Modern sell for at launch? Launch prices ranged from S$2,009 to S$2,500 psf in July 2017, and the project sold out at an average of about S$2,506 psf.
Correction
30 September 2026: An earlier version of this page said Martin Modern was completed in 2023, that its lease began in 2017, that it had 1- to 5-bedroom units of about 495 to 1,884 sq ft, that it was designed by UN Studio, and that launch prices were S$2,400 to S$2,800 psf. It obtained TOP in 2021, its lease runs from 28 September 2016, it has 2- to 4-bedroom units of 764 to 1,798 sq ft, it was designed by ipli Architects with ADDP Architects, and launch prices were S$2,009 to S$2,500 psf. The earlier page also described Fort Canning as the nearest MRT station; Great World station, about 470 m away in a straight line, is closer. Unsupported claims about rental yields, price growth, resale behaviour and nearby parks were removed, as was an offer of a paid "full report".
Disclaimer: This page is for information only and is not investment advice. SG Properties is not a licensed estate agency and is not affiliated with the developer.
Sources
- PropertyGuru via Yahoo Finance: Top bid of $595.1m for Martin Place site (29 June 2016)
- Stacked Homes: Martin Modern review (29 January 2022)
- EdgeProp via Yahoo Finance: Martin Modern impresses with bold design and verdant landscapes (28 October 2022)
- EdgeProp: River Valley's refresh: The Martin Modern benchmark and return of local buyers to District 9 (30 January 2026)
- EdgeProp: Martin Modern project page (developer entity, lease start, prices, rents; checked 30 September 2026)
- OneMap (Singapore Land Authority) (addresses, postal codes, coordinates)
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