2 River Valley Green 237993, Institution Hill, Central Region, Singapore
$2,700,000
$300k BELOW BANK VALUATION! perfect for families or hosting gatherings! Freehold 2-bedder penthouse unit with the magnificent unblocked pool, greenery and city views! Perfect for families to stay right across the Great World City shopping area and within 1km of River Valley Primary School. D10 | River Valley Estate | Zion Road Estate | Floor size: 1862 sqft | Ready to Move in condition | High ceiling | Huge floor plate for 2-bedder unit --- Do take note that some photos are the artist's impressions (Labelled ARTIST IMPRESSION) from AI interior design, and some are current building photos (Labelled CURRENT). Labels are in photo descriptions --- Main door: West-North facing Nearby MRTs: - Great World MRT (TE15) - 7 min walk - Havelock MRT (TE16) - 12 min walk - Orchard MRT (NS22/TE14) - 15 min walk 1st Floor: - Living and dining area, wet kitchen and common bathroom - Bedroom with study area - Master Bedroom with study + attached bathroom - Small storage room, utility room (potentially helper room) 2nd Floor: - Roof Terrace with Pergola structure for the seating area. - Potential to build a 3rd room or entertainment space / Gym / study / BBQ area. (subject to approval) Nearby Amenities: - F45, SG Pilates Great World, Boon Tong Kee Chicken Rice, The Coffee Bean & Tea Leaf (1 min walk) Great World City, Valley Point, Zion Riverside Food Centre, Cold Storage, FairPrice (7 mins walk) - Ngee Ann City, Ion Orchard, Wisma Atria (15 mins walk) Renowned schools in the vicinity: Within 1km: - Safari House Preschool - Brighton Montessori Centre Preschool - PCF Sparkletots Preschool @ Kreta Ayer-kim Send blk 79 - My First Skool Preschool - River Valley Primary School - Alexandra Primary School Within 2km: - Gan Eng Seng Primary School - Zhangde Primary School - Gan Eng Seng Secondary School - Crescent Girls' School - Queenstown Secondary School All buyers and cobroke welcome!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
9
Average Price
S5.2M
Total Value
S46.5M
Calculating fair value from URA transaction data…
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Automated Valuation based on 1803 URA transactions · 3 outliers removed (IQR)
Fair Value
S$5.35M
S$2,871 psf
Asking Price
S$2.70M
S$1,450 psf
vs Market
-49.5%
vs Last Done
-52.0%
Tenure
Freehold
No lease decay
Confidence
High
1803 comps
Nearest MRT
Somerset
784m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1803 comparable transactions
S$2,604
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
+5%
Adjusted Fair Value PSF
S$2,871
Recent Comparable Transactions
10 shown · 1803 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JIAK KIM STREET Floor 06-10 | 2,002sqft | S$6,050,000 | ▲S$3,022 +5.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | JIAK KIM STREET Floor 06-10 | 2,002sqft | S$6,050,000 | ▲S$3,022 +5.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | MARTIN PLACE Floor 11-15 | 1,087sqft | S$3,030,000 | ▼S$2,787 -2.9% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | MARTIN PLACE Floor 26-30 | 1,012sqft | S$3,030,000 | ▲S$2,995 +4.3% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | RIVER VALLEY ROAD Floor 01-05 | 1,206sqft | S$2,580,000 | ▼S$2,140 -25.5% vs FV | Freehold |
Aug 2025 | KIM YAM ROAD Floor 01-05 | 947sqft | S$2,520,000 | ▼S$2,660 -7.3% vs FV | Freehold |
Aug 2025 | KILLINEY ROAD Floor 01-05 | 883sqft | S$1,900,000 | ▼S$2,153 -25.0% vs FV | Freehold |
Aug 2025 | ST. THOMAS WALK Floor 06-10 | 807sqft | S$2,480,000 | ▲S$3,072 +7.0% vs FV | Freehold |
Aug 2025 | INSTITUTION HILL Floor 01-05 | 624sqft | S$1,830,000 | ▲S$2,931 +2.1% vs FV | 999 yrs lease commencing from 1841 |
Aug 2025 | INSTITUTION HILL Floor 01-05 | 753sqft | S$2,195,000 | ▲S$2,913 +1.5% vs FV | 999 yrs lease commencing from 1841 |
Aug 2025 | INSTITUTION HILL Floor 06-10 | 624sqft | S$2,050,000 | ▲S$3,284 +14.4% vs FV | 999 yrs lease commencing from 1841 |
JIAK KIM STREET
Aug 2025 · Floor 06-10
+5.3% vs FV
JIAK KIM STREET
Aug 2025 · Floor 06-10
+5.3% vs FV
MARTIN PLACE
Aug 2025 · Floor 11-15
-2.9% vs FV
MARTIN PLACE
Aug 2025 · Floor 26-30
+4.3% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 01-05
-25.5% vs FV
KIM YAM ROAD
Aug 2025 · Floor 01-05
-7.3% vs FV
KILLINEY ROAD
Aug 2025 · Floor 01-05
-25.0% vs FV
ST. THOMAS WALK
Aug 2025 · Floor 06-10
+7.0% vs FV
INSTITUTION HILL
Aug 2025 · Floor 01-05
+2.1% vs FV
INSTITUTION HILL
Aug 2025 · Floor 01-05
+1.5% vs FV
INSTITUTION HILL
Aug 2025 · Floor 06-10
+14.4% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.