Martin Modern Prices | An Analysis
Martin Modern was launched in mid-2017 with units starting from $1.8 million. Since then, the development has experienced significant capital appreciation, riding the broader Core Central Region (CCR) price surge. Latest transacted prices average between $2,800 psf to over $3,100 psf (per square foot), reflecting a strong premium over its original launch psf pricing.
Martin Modern Prices at Launch . Setting a Benchmark
In June 2016, GuocoLand acquired a highly coveted government land sale (GLS) site at Martin Place for $595 million, which equated to $1,239 psf per plot ratio. At the time, this was a robust land bid that set the stage for one of the most anticipated luxury launches in District 9. When GuocoLand officially launched Martin Modern in July 2017, it marked the first large-scale, high-end residential launch in the Robertson Quay neighbourhood in eight years.
The launch was strategically priced, offering an attainable entry point into the prime Core Central Region (CCR) for buyers who prioritised liveable space. The absolute quantum for the smallest two-bedroom units began at $1.8 million, while early-bird transactions generally clustered around $2,009 psf to $2,500 psf. Market consultants initially estimated GuocoLand’s breakeven cost to fall between $1,800 psf and $1,910 psf. The developer cleverly maximised the site’s footprint by allocating over 80% of the land to a botanical garden designed by YTL Design Group, keeping unit layouts highly efficient and functional. This design strategy was crucial in mitigating total unit costs whilst maximising the price per square foot.
Martin Modern Price Trends . Market Movements
Following its launch, Martin Modern experienced consistent absorption, as buyers were drawn to the project’s lush landscaping, unit layouts, and its proximity to the upcoming Great World and Fort Canning MRT stations. By the time the development was completed in 2021, the property market had undergone a massive shift, fuelled by pandemic-driven desires for larger living spaces and a surge in foreign and local buyer liquidity.
The trajectory of prices at Martin Modern mirrors the broader Singapore private residential index, which saw multiple rounds of government cooling measures and steady price acceleration. During its construction phase, the average transacted psf crept upwards, with the project easily commanding between $2,500 psf and $2,700 psf by 2020.
A notable milestone in the development’s price history occurred in June 2021, a peak year for many luxury properties in Singapore, when a 1,012 sqft unit achieved a record high of $3,335 psf. This transaction underscored the strong demand for premium units in the development and the overall willingness of buyers to pay a premium for newly completed CCR properties. Throughout 2022 to early 2026, Martin Modern continued to post positive price appreciation, regularly outperforming the average price appreciation of District 9 as a whole.
Recent Transactions vs Launch Prices
Comparing Martin Modern’s latest 2026 transacted prices to its launch prices illustrates the significant capital appreciation the development has enjoyed.
At the time of its launch in 2017, the average price for the development hovered around $2,207 psf. Today, recent transaction data shows the development comfortably transacting at a median psf of $2,897, with some premium units fetching as much as $3,141 psf to $3,347 psf. This represents a robust capital appreciation, with current averages sitting approximately 30% higher than the initial launch figures.
In terms of absolute quantum, smaller two-bedroom units (approx. 764 sqft) that were initially priced at around $1.8 million at launch now comfortably change hands for $2.2 million to $2.35 million in the resale market. Similarly, larger three-bedroom units have seen their values scale proportionally, reflecting a healthy return on investment for early buyers.
A fascinating aspect of this comparison is how the project’s 99-year leasehold status has performed relative to its peers. Freehold properties are traditionally highly desired in Singapore’s CCR; however, Martin Modern has consistently outperformed the wider District 9 benchmark. During recent quarters, against a District 9 median price of $2,490 psf, Martin Modern has commanded a significant premium. The development’s ability to comfortably transact at $2,800 to $2,900 psf — even as island-wide gaps show leasehold properties trailing freehold properties in median price — highlights the high intrinsic value placed on the project’s specific architectural design, modern finishing, and botanical landscaping.
Ultimately, the launch prices for Martin Modern provided a lucrative entry point for early investors and owner-occupiers alike. The gap between its launch prices and latest transacted values is a testament to the robust demand for prime 99-year leasehold properties that are well-designed, close to major lifestyle amenities, and situated within walking distance to critical transport nodes.