GuocoLand 2026: Both Launches Are Already Sold Out
River Modern is over 90% sold and Tengah Garden 99%. The advertised 'from' price is history; what a 2026 buyer can transact at is the leftover stack.
By Invest Singapore Editorial · Updated August 27, 2026 · 8 min read
Quick answer: GuocoLand’s two Singapore projects on this board are both effectively gone. River Modern at Robertson Quay was over 90% sold as of March 2026, about forty units left of 450, and Tengah Garden Residences was 99% sold of 700. Both still advertise a price “from” a figure that has not been available for months, and the gap between that figure and what is actually purchasable is the entire subject of this page.
What is left, in units rather than percentages
Percentages flatter. The same information in absolute numbers is starker.
| Project | Units | Sold | Roughly remaining |
|---|---|---|---|
| River Modern, D9 | 450 | over 90% | around 40 |
| Tengah Garden Residences, D24 | 700 | 99% | single figures |
A buyer at Tengah is not choosing a home. They are being offered whichever of a handful of units nobody else wanted, in a development that has otherwise finished selling. At River Modern the choice is wider but still narrow, and it is narrow in a specific direction.
Why the residual set is not a random sample
This is the mechanism that makes the advertised price misleading, and it is worth setting out plainly because it is not a criticism of the developer, it is how every price list works.
A launch price list is deliberately ordered. Units with compromises are priced low: the second floor above the driveway, the stack facing the neighbouring block, the west-facing living room, the layout with a bedroom nobody can furnish. Units with advantages are priced high. The lowest number in the range then becomes the “from” price in the advertising, which is accurate on day one.
Buyers, however, do not select randomly. They take the best value first, which usually means clearing the low end quickly, and then work upward. By 90% sold the cheapest stacks are long gone, and by 99% what remains is a residue defined by whatever made each unit unattractive to six hundred earlier purchasers.
So the advertised figure and the transactable figure diverge, and they diverge more the better the project has sold. At these two projects that divergence is now at its maximum.
Residual stock, read properly
None of that makes residual units a bad purchase. It makes them a purchase that has to be assessed individually rather than comparatively, and the assessment is physical.
Some units remain because of a defect of position that will follow the unit for the life of the lease: permanent afternoon sun on the main living space, an outlook into a neighbouring facade, noise from a service road. Those are priced into the resale market forever, and a discount at purchase does not fix them.
Others remain for reasons that are not defects at all for the right household: an unfashionable size, a ground-floor unit with a private enclosed space that families avoid and a dog owner would pay extra for, a layout that suits a particular way of living. Those are genuine opportunities, and they are cheap precisely because the market thins at the edges.
The two categories are indistinguishable on a price list and obvious in person. So the rule for buying at this stage is simple and unusual: view every remaining unit, at the time of day it will be lived in, before discussing price at all.
Only one of the two is really a GuocoLand project
There is a further qualification on the smaller of the two, and it matters for anyone using this profile to reason about who built what.
River Modern is GuocoLand’s own: one developer, one district, 450 units at Robertson Quay. Tengah Garden Residences is not. It is a three-party development with Hong Leong Holdings and CSC Land Group, and the 700 units in District 24 are the product of that partnership rather than of any single house style.
The distinction is easy to lose because marketing lists partners as equals and portals often attribute a project to whichever name is best known. It matters for two reasons. Construction management and defect rectification on a joint development sit with one partner rather than being shared, so the practical question at handover is which one, and that is a matter of fact, obtainable in writing. And a buyer forming a view of GuocoLand’s product from Tengah is forming it from a building three firms decided together.
So the reading pattern for this profile inverts the usual one. Where a developer page normally aggregates projects into a house style, here the two projects have to be separated: one solo CCR tower and one suburban joint venture, at opposite ends of the price range, with different partners and different construction responsibility. Aggregating them into a single characterisation of “a GuocoLand home” would produce a description of neither.
What both share is the fact this page opened with, and it is the only generalisation the evidence supports: by 2026 there is almost nothing left to buy in either of them.
What a fast sell-through actually signals
It is normal to read a sold-out launch as a verdict on the developer. It is a narrower verdict than that.
Selling 99% of 700 units says the product was priced where the market would take it, which is a compliment to the pricing decision. It says relatively little about what the finished building will be like, since neither project is complete, River Modern completes around 2029 and Tengah around 2028.
And for the buyers who did secure units, rapid sell-through carries a consequence that only shows up at handover. A development that cleared years before completion arrives at its occupation permit with several hundred owners deciding simultaneously whether to move in, let or sell, and with no developer inventory left to anchor a price. The reference price in the first year of resale is set by whichever of those owners is most motivated. That is a different market from one where the developer is still selling and holding the line.
The two routes still open
Residual developer stock, viewed individually as above, bought from the developer on the standard sale and purchase agreement with the ordinary statutory protections.
A sub-sale, which is an assignment of an earlier buyer’s contract rather than a purchase from the developer. The price is negotiated with an individual whose own position, including how long they have held and what it would cost them to sell, determines their floor. The seller’s stamp duty ladder explains why that floor differs so much between two apparently identical sellers.
For the mechanics of either route, the new launch guide covers option periods and progressive payments, and an overseas purchaser should read the duty position in the ABSD guide before assuming the advertised entry price is the commitment.
Why this page cannot be a track-record page
The honest limit of a developer profile at this moment in the cycle is that GuocoLand’s Singapore board no longer offers a decision. Both projects are past the point where a buyer chooses; they offer what is left.
The decision that does remain, whether a particular residual unit at Robertson Quay or in Tengah is worth its asking price, is answered by standing in it, and by the arguments on the River Modern and Tengah Garden Residences pages. It is not answered by anything a developer profile can say.
Frequently Asked Questions
Barely, and not at the advertised price. River Modern at Robertson Quay was over 90% sold as of March 2026, leaving roughly forty units of 450, and Tengah Garden Residences was 99% sold, leaving a handful of 700. Both are technically still selling. Neither has a meaningful choice of unit left.
Because it was the price of a unit that has been gone for months. A launch price list starts with the least desirable stacks, low floors, poor facing, awkward layouts, precisely so a headline figure exists. Those clear first at a fast-selling project. What remains at 90 or 99 percent sold is priced further up the list, so the number in the advertisement and the number a buyer can transact at are different numbers.
Not necessarily, and it depends on why the unit is still there. Some residual units are unsold because of a genuine defect of position: a west-facing living room, a view into the next block, a low floor above the car park ramp. Others are simply the last of an unpopular size that suits a particular household perfectly. The two look identical on a price list and completely different in person, which is why residual stock has to be viewed rather than compared on paper.
Two projects, both nearly cleared. River Modern is 450 units at Robertson Quay in District 9 on a 99-year lease, guiding S$3,266 to S$3,600 psf for completion around 2029. Tengah Garden Residences is 700 units in District 24, developed with Hong Leong Holdings and CSC Land Group, from about S$1,260,000, topping out around 2028.
Less than it appears. It says the product was priced to move and the market agreed, which is a compliment to the pricing decision rather than a prediction about the building. Rapid sell-through is also a mixed signal for the buyers who achieved it: a development that sold out years before completion will have several hundred owners deciding what to do at handover simultaneously, with no developer inventory left to set a reference price.
At the sub-sale market for these two projects, and at launches that still have inventory. A sub-sale is an assignment of an existing buyer's contract rather than a purchase from the developer, and it is priced by that seller's position rather than by a price list.
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