3 Bed Condo for Rent in Aspen Heights
261 River Valley Road 238307, Institution Hill, Central Region, Singapore
$6,699 /month
IMAGES GALLERY
Property Details
Description
Call Ronald 9.2.9.8.3.1.3.8 to view Avail from 20 May 2022 Low floor with garden view Quiet facing small balcony 3room Plus Utility and yard Minimart within the condo Short walk to riverside, mrt and supermarket
Nearby Locations
The following locations are within radius of this property, with distance shown in kilometers.
Schools
Location
261 River Valley Road 238307, Institution Hill, Central Region, SingaporeLoading map...
Total Transactions
76
Average Price
S2.9M
Total Value
S219.1M
Sales Timeline
Property Value Estimate
Estimated sale value based on 52 URA transactions · 1 outliers removed (IQR)
Fair Value
S$3.00M
S$2,269 psf
Asking Price
S$6,699
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
Freehold
No lease decay
Confidence
High
52 comps
Nearest MRT
Fort Canning
470m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
52 comparable transactions
S$2,203
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,269
Recent Comparable Transactions
10 shown · 52 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | RIVER VALLEY ROAD Floor 06-10 | 1,324sqft | S$3,060,000 | ▲S$2,311 +1.9% vs FV | 999 yrs lease commencing from 1841 |
Aug 2025 | RIVER VALLEY ROAD Floor 06-10 | 1,324sqft | S$3,060,000 | ▲S$2,311 +1.9% vs FV | 999 yrs lease commencing from 1841 |
Jul 2025 | RIVER VALLEY ROAD Floor 01-05 | 1,324sqft | S$3,200,000 | ▲S$2,417 +6.5% vs FV | 999 yrs lease commencing from 1841 |
Jun 2025 | RIVER VALLEY ROAD Floor 01-05 | 883sqft | S$2,050,000 | ▲S$2,323 +2.4% vs FV | 999 yrs lease commencing from 1841 |
Jun 2025 | RIVER VALLEY ROAD Floor 06-10 | 1,593sqft | S$3,500,000 | ▼S$2,197 -3.2% vs FV | 999 yrs lease commencing from 1841 |
May 2025 | RIVER VALLEY ROAD Floor 06-10 | 883sqft | S$1,974,000 | ▼S$2,236 -1.5% vs FV | 999 yrs lease commencing from 1841 |
Apr 2025 | RIVER VALLEY ROAD Floor 06-10 | 1,324sqft | S$3,050,000 | ▲S$2,304 +1.5% vs FV | 999 yrs lease commencing from 1841 |
Mar 2025 | RIVER VALLEY ROAD Floor 06-10 | 1,582sqft | S$3,480,000 | ▼S$2,199 -3.1% vs FV | 999 yrs lease commencing from 1841 |
Mar 2025 | RIVER VALLEY ROAD Floor 06-10 | 1,324sqft | S$3,150,000 | ▲S$2,379 +4.8% vs FV | 999 yrs lease commencing from 1841 |
Jan 2025 | RIVER VALLEY ROAD Floor 06-10 | 1,324sqft | S$3,020,000 | ▲S$2,281 +0.5% vs FV | 999 yrs lease commencing from 1841 |
Dec 2024 | RIVER VALLEY ROAD Floor 06-10 | 1,044sqft | S$2,500,000 | ▲S$2,394 +5.5% vs FV | 999 yrs lease commencing from 1841 |
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
+1.9% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
+1.9% vs FV
RIVER VALLEY ROAD
Jul 2025 · Floor 01-05
+6.5% vs FV
RIVER VALLEY ROAD
Jun 2025 · Floor 01-05
+2.4% vs FV
RIVER VALLEY ROAD
Jun 2025 · Floor 06-10
-3.2% vs FV
RIVER VALLEY ROAD
May 2025 · Floor 06-10
-1.5% vs FV
RIVER VALLEY ROAD
Apr 2025 · Floor 06-10
+1.5% vs FV
RIVER VALLEY ROAD
Mar 2025 · Floor 06-10
-3.1% vs FV
RIVER VALLEY ROAD
Mar 2025 · Floor 06-10
+4.8% vs FV
RIVER VALLEY ROAD
Jan 2025 · Floor 06-10
+0.5% vs FV
RIVER VALLEY ROAD
Dec 2024 · Floor 06-10
+5.5% 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.
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