Rivière

Rivière is probably one of the most anticipated new launch condo projects in 2019.

One of the key reasons is the nature of it sitting on the former site of Singapore’s iconic nightclub, Zouk along Jiak Kim Street.

When property developer Frasers Property acquired the site back in December 2017 via the government land sales (GLS) programme, it forked out a whopping amount of $955.4 million (or $1,732.55 psf ppr).

Not only it was around 40% more than the reserve price which the government had set, but it was also a record-breaking price back then compared to the surrounding land prices.

With such a cost price, you can almost be sure that the Rivière condo won’t come cheap and it’s definitely not a project for the masses.

Despite its hefty price, is Rivière even a good buy in today’s market? Is it even worth considering?

Let us find out more about what Rivière has to offer and how it lines up against other nearby projects – specifically Martin Modern.

The Developer

The developer of the Rivière condo is none other than Frasers Property itself.

It was first established in 1883 and has more than a century of experience accumulated.

Publicly-listed on the Singapore Exchange (SGX) back in 1988, it is one of the most renowned property developers in Singapore.

It has a huge array of businesses within the real estate industry for the last 3 decades.

Its businesses operate across various real estate sectors.

They include residential, commercial, industrial, retail, and hospitality that are worth a total worth of around $33.2 billion (Singapore Dollars) as of the end of March 2019.

Just solely based on Fraser Property’s hospitality footprint, its business extends across 80 cities.

It operates mainly in Asia, Africa, Europe, the Middle East, and Australia.

Some of Fraser Property’s iconic and well-known residential projects in Singapore alone include the likes of North Park Residences (in Yishun), Soleil @ Sinaran (in Novena), Seaside Residences, and Flamingo Valley (both in Siglap), and the Waterfront collection of condos along Bedok Reservoir.

Rivière Location

The location of the Rivière condo couldn’t be any better as it is situated within District 3.

It is right at the fringe of District 9 – one of the prime residential districts in Singapore.

Most locals would know the location of Rivière better as the former site of Zouk – one of Singapore’s most popular night spots.

Nestled at the quieter and residentiary end of Robertson Quay precinct, Rivière certainly exemplifies the very best of being a dweller in the city, within an exclusive private residential enclave.

Walking distance to Havelock and Great World MRT Station

Owning a property that is located near an MRT station seems to be on almost every homebuyer’s or investor’s checklist.

Despite the fact that Rivière is already located within close proximity to the downtown city center, the prospect of having an MRT station would still be much appreciated.

After all, not everyone drives or likes taking public buses.

Thus, the Havelock MRT station or Great World MRT station will serve as a perfect alternative for commuters who wish to save more time traveling time getting around the island.

Projected to complete by 2021, the upcoming Havelock and Great World MRT stations will be situated along the new Thomson-East Coast line

It will offer future residents of the Rivière condo a direct route to the northern, southern, and eastern regions of Singapore.

For instance, it will only take you 15 to 20 minutes to travel from Rivière to the downtown central areas and business districts such as Shenton Way and Marina Bay by the MRT – which is only 3 to 5 stops away.

Fancy a little retail therapy?

You would be pleased to know that you are just one stop away from the Orchard MRT station.

It is basically the entry point to Singapore’s largest and most popular shopping district.

Rivière condo will only be completed by 2023.

That would mean by the time you receive the keys to your new apartment, the train service would already be fully operational.

Great World City shopping mall and other amenities nearby

The shopping mall that is closest to Rivière would be the Great World City mall.

In my opinion, it is one of the most comprehensive shopping malls in Singapore.

At Great World City, you will actually find an abundance of amenities that would serve your daily needs, such as retail stores, restaurants, cafes, a large supermarket, and even a movie theatre.

In fact, the location of the Rivière condominium also brings 3 of the best quays along the Singapore River together.

They are the tranquil residential environment of Robertson Quay; the nightlife buzz of Clarke Quay and the exhilaration of Boat Quay.

They are all just a short walk away and apparently, these areas have remained extremely popular among expatriates and even locals for the longest time.

From day to night, 7 days a week, there will always be things to do and get you going around these areas.

For instance, you can take a morning stroll or jog along the riverside, and enjoy a sumptuous brunch at one of the swank cafes nearby with your family and loved ones.

When night falls, you can even go for a fun night out with some friends over a couple of drinks.

Rivière Condo Design and Facilities

It’s being highlighted that part of Rivière condo will consist of 3 warehouses (which were formerly on site and will undergo restoration) and serviced apartment units.

These are in addition to the 2 residential towers (36-storey tall each) which will be rising over the Singapore River.

When it comes to the condo’s appeal – both exterior and interior, you can rest assured that Frasers Property is out to provide the best – especially when Rivière is being branded as a ‘luxury condominium’.

In order to achieve stunning architecture that reflects the sky above, the flowing water from the river below, and the cityscape around, the architect that Fraser Property has engaged is perhaps second to none.

SCDA Architects

Being literally the centerpiece of the Singapore River, the Rivière condominium is a sculptural masterpiece crafted by SCDA Architects Pte Ltd – led by principal architect, Mr. Chan Soo Khian.

Locally, the brand of SCDA is often associated with high-end luxury residential developments.

Some of them include The Marq on Paterson Hill, Leedon Residence, TwentyOne Angullia Park, Cluny Park Residences, and their most recent project Amber Park, etc.

SCDA has won numerous awards over the years,

Its latest accolade in 2019 was the AIA New York Merit Award for its distinguished achievement in design for Cluny Park Residences.

That certainly puts the firm alongside some of the greatest architects in the world.

The design of this new condominium along Jiak Kim Street

Upon entering the Rivière condo, you will find an elevated entrance which creates a sense of exclusivity
upon arrival at the condo.

After all, this is a private sanctuary perched among cool waters and lush greenery.

At the entrance plaza, you’ll find a welcoming art piece that really defines the class of Rivière and what it means to live within this impressive residential development.

Inside Rivière, residents will find numerous classy facilities on top of the conventional ones (such as lap pools and gyms) which you find in most condos these days.

One of them is the library lounge, which is surrounded by thoughtful landscapes.

It will be the perfect place to get that peace and privacy while you enjoy some reading time.

For those who prefer to let their hair down and take a step back in their daily hustle and bustle, you could host a couple of friends or family at the Rivière Dining area or the Entertainment lounge over some food and drinks, and spend some quality time connecting with one another.

However, if you choose to just sit back and chill, the Sky Spa (located at the Sky Deck on the 37th floor) would be the most ideal location.

You will have the luxury to unwind over beautiful southern views of the Singapore skyline which leads all the way to the Marina Bay precinct.

The three conserved warehouses

As part of the developer’s effort to conserve the three historical warehouses which were formerly used by Zouk, they will be part of the commercial element at Rivière.

They will be housing a specialized store for groceries, F&B outlets, and plenty more.

In addition, the 100-year-old Jiak Kim Street will also be under conservation and integrated into the community together with these warehouses.

It will be revamped to accommodate a heritage trail and some other communal spaces.

Rivière Floor Plan and Unit Types

Rivière comprises a total of 455 private residential units distributed across 2 residential towers (each 36-storey tall).

It has a wide range of unit types – from a 1-bedroom (560 sqft) to a 4-bedroom unit (2,002 sqft).

The lowest residential units will start from Level 6.

That would mean almost every resident at Rivière will get to enjoy unblocked views of the Singapore River.

Each home at Rivière condominium will come kitted with an integrated smart home system.

On top of that, residents will also be equipped with mobile access to the condo’s facilities and smart mailboxes, etc.

The entire development is expected to TOP by the year 2023.

Here is the Rivière floor plan for each unit type.

Rivière Price Guide

As of 28 May 2019, the official Rivière price list has not been released yet.

However, according to earlier reports, units at Rivière condo could be priced from $2,580 psf onwards.

For the most updated Rivière pricing and availability of the units, do send me a message via Whatsapp or use the form at the end of this article.

Rivière Showflat Location

The Rivière showflat is located along Kim Seng Road, just opposite Mirage Tower and diagonally across Centennia Suites condo.

The Rivière showflat is currently in operation and is open for viewing via appointment.

Thus, do drop me a note via Whatsapp before you make your way down to the showflat – in order not to make a wasted trip down.

Rivière Review

From a personal point of view, It’s hard not to get excited about the prospects of Rivière.

It is probably going to be one of the most talked about new launch condo projects in months to come.

It is partly due to the fact that it is being built on the site of its predecessor – Zouk.

When Frasers Property (formerly known as Frasers Centrepoint) acquired the Jiak Kim Street site for a staggering $955.4 million (or $1,732.55 psf ppr) back in 2017, market watchers cast their doubt.

They were wondering if the new project, Rivière will be able to attract homebuyers and investors with such a high price point.

According to their calculation, the breakeven price for Rivière is approximately $2,450 psf.

Hence, the eventual selling price should work out at an average of $2,700 psf – based on a 10 percent profit margin.

And they might just be right.

On 25 May 2019, it was being reported that Frasers Property will price Rivière from $2,580 onwards.

In most cases, that will mean that the biggest unit type situated on the lowest floor level of the Rivière condo will be priced at $2,580 while the rest will be priced upwards from thereon.

Honestly, Rivière feels like a breath of fresh air.

It is because there hasn’t been any new condominium along Kim Seng Road launched over the last decade.

In addition, it is literally situated right next to the Singapore River.

In this Rivière review, if we were to take the price tag out for a while and look at just the ‘product’ itself, you will find that there’s actually a lot to like about this development.

The luxury of space

The developer came out with two categories of unit types for Rivière – the Classic collection and the Premium collection.

The main differences are the sizes of the units (the ones under the Premium collection are the bigger units) and the provision of private lift access.

The first thing that really stood out for me personally is the amount of space being planned for each unit type.

For instance, just do a quick search and you will realize that most of the one-bedroom or studio apartments within the precinct are mostly just 400-ish square feet.

For Rivière, the smallest 1-bedroom apartment is already 560 square feet.

That is almost 20% larger than the common average.

Furthermore, how often do you still see a 2-bedroom unit being sized at more than 800 square feet?

How about a 4-bedroom at more than 2,000 square feet?

There is really nothing much to complain over the size and the efficiency & functionality of the units at Rivière.

But if there’s one thing I have to pick on, it would be the additional balcony spaces for the 3-Bedroom Premium (Type C4) and 4-Bedroom (Type D1).

I’m just not a big fan of having a balcony right outside of the master bedroom.

Nonetheless, I am pretty sure that Frasers Property understood the fact that space is luxury in Singapore.

If Rivière was to attract the affluent or high net-worth individuals as a luxury condominium, the interior sizes of the apartments have to be significantly larger than the norm.

Excellence in location and connectivity

Just plot out Rivière on the map and you will instantly realize that the development is situated literally right in the center of Orchard Road (the biggest and most prominent shopping area) and the Central Business District (CBD).

Thus, whether you craving some severe retail therapy or heading down to your office every single day, you will be happy to know both locations are just less than 15 to 20 minutes away.

Now, here’s feedback from a resident in the area.

I have recently spoken to one of my clients, who lives nearby at The Trillium (a condominium along Kim Seng Road. He mentioned that everything is just so convenient in the area.

He enjoyed the fact that he doesn’t need to drive down to the CBD every morning as he will usually take the public bus service (along Kim Seng Road) instead.

For daily necessities such as food and groceries, the Great World City shopping mall would be his and his family’s favorite spot.

Otherwise, they will drive out to Orchard Road – which takes less than 20 minutes most of the time.

I am pretty sure that things will get even better for residents at Rivière, or even those in other nearby condos when the Havelock MRT station and Great World MRT station are up and running.

It will definitely provide greater convenience for daily commuters around the island.

Comparison with Martin Modern

Any savvy home buyer or investor who is looking at Rivière will, for sure, be making comparisons with Martin Modern.

That is because it is the newest and closest ‘competitor’.

By the way, both projects have a tenure of 99 years and are just practically next to the Singapore River.

As you can see, in terms of location, there isn’t really much to set these 2 condominiums apart.

They are both just situated right opposite one another across the Singapore River – other than the fact that Rivière is closer to an established shopping mall and an (upcoming) MRT station than Martin Modern.

Thus, in the part of the Rivière review, we will compare these 2 projects based on quality and price.

Quality comparison

Space is definitely a luxury in Singapore.

And when these 2 developments are being branded as ‘luxury’ condominiums by their developers, we will definitely want to have an overview of what are the unit sizes being offered within these projects.

Unit Types	Sizes
	Rivière	Martin Modern
1-Bedroom	560 sqft	–
2-Bedroom	818 – 840 sqft	764 sqft
2-Bedroom + Study	–	850 – 883 sqft
3-Bedroom	1,141 – 1,711 sqft	1,012 – 1.421 sqft
4-Bedroom	2,002 sqft	1,701 – 1,798 sqft

From the table above, you can see that there isn’t really any major difference when it comes to unit sizes for both projects.

There may be a slight 10 percent difference for the unit types, which is mostly due to the fact that Rivière has extra balcony space for some of the bigger apartments.

Price comparison

Since we do not have a clear idea of what the Rivière price will be for all of its unit types at this point in time, we are going to review it based on just the psf price.

Project Name	Tenure	*Average PSF	**No. of Units Sold	Total No. of Units
Martin Modern	99-year leasehold	$2,556	326	450
Rivière	99-year leasehold	$2,580	–	–
*Starting PSF for Rivière / **As on 29 May 2019

As mentioned earlier, the starting price for Rivière will be $2,580 psf.

That would mean the units on the higher floor and smaller unit types can go up to $2,700 or even $2,800 psf.

Thus, it’s pretty obvious that Rivière will have a much higher average psf as compared to Martin Modern – at least by 6 to 8 percent more.

This actually makes Martin Modern a much better proposition if you are not too concerned about having a shopping mall or a little further away from an MRT station.

However, if convenience is critical to your daily life, then Rivière will be absolutely a no-brainer.

Final Word

Rivière isn’t just an ordinary private residential property that uses ‘convenience’ as a selling point to prospective homebuyers and savvy investors.

It’s truly a remarkable luxury condominium and is a unique class of its own.

On top of the ‘convenience’ factor, Rivière also possesses the essential luxury elements which should be incorporated into a high-end residential property.

However, in terms of quality and for comparison sake, Frasers Property’s Rivière may just come up a little short against GuocoLand’s Martin Modern.

This is solely based on the experiences I had with both developers and had some opportunities along the way to see some of their completed projects over the last few years.

Nevertheless, Frasers Property is still one of the top property developers in Singapore.

I personally feel that Rivière is still worth the penny – especially in today’s market.

However, it’s really a shame that Rivière is being planned under District 3 instead of District 9.

It does make you feel a little shortchanged when you buy a unit within this new launch near Great World MRT station.

In the meantime, feel free to reach out to me if you need to clear up some thoughts or advice!

 

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A True Masterpiece!

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