281 River Valley Road 238322, Institution Hill, Central Region, Singapore
$1,790,000
D09 - River Valley
Somerset MRT · 7 min walk
1 January 2011
Small (8 units)
8 units
1 Block
Optimus Developments Pte Ltd
Two8one Studio is a 999 years leasehold Condo Apartment located in River Valley, District 9. Completed in 2011, it has a total of 1 blocks within the development and comprises a total of 8 units. It is within walking distance to MRT stations such as Somerset MRT and Somerset MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Two8one Studio is also close to schools like ATennisUP(Professionals), Alphabet Playhouse @ Somerset and The Nutrition Place. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Cold Storage - Triple One Somerset 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 Doctor Jay Medical Centre. Killiney Road Post Office is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Somerset park, to enjoy some fresh air.
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Total Transactions
2
Average Price
S1.3M
Total Value
S2.6M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 1512 URA transactions · 2 outliers removed (IQR)
Fair Value
S$3.34M
S$2,719 psf
Asking Price
S$1.79M
S$1,459 psf
vs Market
-46.3%
vs Last Done
-37.2%
Tenure
Freehold
No lease decay
Confidence
High
1512 comps
Nearest MRT
Somerset
569m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1512 comparable transactions
S$2,692
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,719
Recent Comparable Transactions
10 shown · 1512 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2023 | RIVER VALLEY ROAD Floor 01-05 | 517sqft | S$1,200,000 | ▼S$2,323 -14.6% vs FV | 999 yrs lease commencing from 1841 |
Aug 2023 | RIVER VALLEY ROAD Floor 01-05 | 517sqft | S$1,200,000 | ▼S$2,323 -14.6% vs FV | 999 yrs lease commencing from 1841 |
Aug 2025 | OXLEY RISE Floor 06-10 | 1,109sqft | S$2,150,000 | ▼S$1,939 -28.7% vs FV | Freehold |
Aug 2025 | OXLEY RISE Floor 06-10 | 915sqft | S$2,250,000 | ▼S$2,459 -9.6% vs FV | Freehold |
Aug 2025 | OXLEY RISE Floor 01-05 | 893sqft | S$2,150,000 | ▼S$2,407 -11.5% vs FV | Freehold |
Aug 2025 | MARTIN PLACE Floor 11-15 | 1,087sqft | S$3,030,000 | ▲S$2,787 +2.5% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | MARTIN PLACE Floor 26-30 | 1,012sqft | S$3,030,000 | ▲S$2,995 +10.2% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | RIVER VALLEY ROAD Floor 06-10 | 1,055sqft | S$2,450,000 | ▼S$2,323 -14.6% vs FV | 929 yrs lease commencing from 1953 |
Aug 2025 | RIVER VALLEY ROAD Floor 01-05 | 1,206sqft | S$2,580,000 | ▼S$2,140 -21.3% vs FV | Freehold |
Aug 2025 | KIM YAM ROAD Floor 01-05 | 947sqft | S$2,520,000 | ▼S$2,660 -2.2% vs FV | Freehold |
Aug 2025 | KILLINEY ROAD Floor 01-05 | 883sqft | S$1,900,000 | ▼S$2,153 -20.8% vs FV | Freehold |
RIVER VALLEY ROAD
Aug 2023 · Floor 01-05
-14.6% vs FV
RIVER VALLEY ROAD
Aug 2023 · Floor 01-05
-14.6% vs FV
OXLEY RISE
Aug 2025 · Floor 06-10
-28.7% vs FV
OXLEY RISE
Aug 2025 · Floor 06-10
-9.6% vs FV
OXLEY RISE
Aug 2025 · Floor 01-05
-11.5% vs FV
MARTIN PLACE
Aug 2025 · Floor 11-15
+2.5% vs FV
MARTIN PLACE
Aug 2025 · Floor 26-30
+10.2% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
-14.6% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 01-05
-21.3% vs FV
KIM YAM ROAD
Aug 2025 · Floor 01-05
-2.2% vs FV
KILLINEY ROAD
Aug 2025 · Floor 01-05
-20.8% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.