11 River Valley Close 238437, Institution Hill, Central Region, Singapore
$5,200 /month
D09 - River Valley
Great World MRT · 5 min walk
1 January 2015
Small (105 units)
105 units
1 Block, 34 Floors
Meadows Property (S'pore) Pte Ltd
Starlight Suites has a total of 105 units, from 1 Bed - 1 Bath to 4 Bed - 4 Bath units. There are 12 types of floor plans from 560 sqft to 3,401 sqft.
Starlight Suites has 1 block and up to 34 storeys.
Starlight Suites is a freehold Condo Apartment located in River Valley, District 9. Completed in 2015, it has a total of 1 blocks within the development and comprises a total of 105 units. It is within walking distance to MRT stations such as Great World MRT and Great World MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Starlight Suites is also close to schools like River Valley Primary School, River Valley Primary School and Prodigy La Petite Academy Pte Ltd. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like MEIDI-YA Supermarket Great World and CS Fresh @ UE Square for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Dental Clinic. IMedia International Pte Ltd is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - park, to enjoy some fresh air.
Loading map...
Total Transactions
37
Average Price
S2.5M
Total Value
S90.8M
Calculating fair value from URA transaction data…


License: L3008022J
Estimated sale value based on 4780 URA transactions · 16 outliers removed (IQR)
Fair Value
S$1.54M
S$1,815 psf
Asking Price
S$5,200
S$7 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.6%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
4780 comps
Nearest MRT
Fort Canning
772m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4780 comparable transactions
S$2,558
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,815
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | HAVELOCK ROAD | 1,281 | S$2,310,000 | S$1,803 | 01-05 | 99 yrs lease commencing from 1995 |
| 2025-08 | HAVELOCK ROAD | 1,281 | S$2,310,000 | S$1,803 | 01-05 | 99 yrs lease commencing from 1995 |
| 2025-08 | JIAK KIM STREET | 2,002 | S$6,050,000 | S$3,022 | 06-10 | 99 yrs lease commencing from 2018 |
| 2025-08 | CLARKE QUAY | 1,959 | S$4,880,000 | S$2,491 | 01-05 | 99 yrs lease commencing from 2021 |
| 2025-08 | OXLEY RISE | 1,109 | S$2,150,000 | S$1,939 | 06-10 | Freehold |
| 2025-08 | OXLEY RISE | 915 | S$2,250,000 | S$2,459 | 06-10 | Freehold |
| 2025-08 | OXLEY RISE | 893 | S$2,150,000 | S$2,407 | 01-05 | Freehold |
| 2025-08 | MARTIN PLACE | 1,087 | S$3,030,000 | S$2,787 | 11-15 | 99 yrs lease commencing from 2016 |
| 2025-08 | MARTIN PLACE | 1,012 | S$3,030,000 | S$2,995 | 26-30 | 99 yrs lease commencing from 2016 |
| 2025-08 | RIVER VALLEY ROAD | 1,055 | S$2,450,000 | S$2,323 | 06-10 | 929 yrs lease commencing from 1953 |
| 2025-08 | RIVER VALLEY ROAD | 1,206 | S$2,580,000 | S$2,140 | 01-05 | Freehold |
Showing 10 most recent transactions from 4780 total comparables used in valuation.
HELIOS AI Analysis
Based on 4780 URA transactions (16 outliers removed), adjusted for: Tenure decay (29.8% discount); MRT Fort Canning 772m away (+1%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.