Home Buy Condominium Apartment 4RM D09 - Orchard / River Valley4 Bed Apartment (Condo) for Sale in Ville Royale

4 Bed Apartment (Condo) for Sale in Ville Royale

312 River Valley Road 238352, Oxley, Central Region, Singapore

$4,080,000

Added 2 months ago

ApartmentFor sale

Beds: 4Baths: 2Area: 1711 sqft

Good Deal· 11.7% below market

+17View all

Property Details

Property ID2kPxJGDk5PyAaf9twcQRsa

PriceS$4,080,000

Property TypeApartment

StatusFor sale

Beds4

Baths2

Built Area1711 sqft

PSF

S$2,385

Year Built1993

Furnished StatusUnknown

Description

Features & Amenities

Gym

Bbq

Squash court

Security

Swimming pool

Sauna

Wading pool

Parking

Location

312 River Valley Road 238352, Oxley, Central Region, Singapore

Loading map...

Mortgage Calculation

Price

Tenure (yrs)20 yrs

410203035

Loan (%)75 %

1020406075

Interest (%)4 %

0.1123456

Mortgage calculation on 4% interest rate

S$ 0

Loan Amount (75%)

Downpayment (25%)

S$ 0

/month

Principal

S$ 0

Interest

S$ 0

Total Transactions

Average Price

S2.7M

Total Value

S8.1M

Sales Timeline

Home Report · AVM Fair Value

Automated Valuation based on 978 URA transactions · 2 outliers removed (IQR)

Fair Value

S$4.62M

S$2,701 psf

Asking Price

S$4.08M

S$2,385 psf

vs Market

-11.7%

Good Deal

vs Last Done

+30.5%

Above Market

Tenure

Freehold

No lease decay

Confidence

High

978 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 comps

Nearest MRT

Fort Canning

517m away · +1% premium

URA PSF Trendline vs Listing Price

Hedonic Adjustment Breakdown

Base URA PSF

978 comparable transactions

S$2,674

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

Adjusted Fair Value PSF

S$2,701

Recent Comparable Transactions

10 shown · 978 total

Date	Block / Street	Area	Price	PSF	Tenure
Last DoneJul 2025	RIVER VALLEY ROAD Floor 01-05	1,389sqft	S$2,538,000	▼S$1,828 -32.3% vs FV	Freehold
Jul 2025	RIVER VALLEY ROAD Floor 01-05	1,389sqft	S$2,538,000	▼S$1,828 -32.3% vs FV	Freehold
Apr 2025	RIVER VALLEY ROAD Floor 01-05	1,292sqft	S$2,480,000	▼S$1,920 -28.9% vs FV	Freehold
Aug 2022	RIVER VALLEY ROAD Floor 01-05	1,711sqft	S$3,088,000	▼S$1,804 -33.2% vs FV	Freehold
Aug 2025	OXLEY RISE Floor 06-10	1,109sqft	S$2,150,000	▼S$1,939 -28.2% vs FV	Freehold
Aug 2025	OXLEY RISE Floor 06-10	915sqft	S$2,250,000	▼S$2,459 -9.0% vs FV	Freehold
Aug 2025	OXLEY RISE Floor 01-05	893sqft	S$2,150,000	▼S$2,407 -10.9% vs FV	Freehold
Aug 2025	MARTIN PLACE Floor 11-15	1,087sqft	S$3,030,000	▲S$2,787 +3.2% vs FV	99 yrs lease commencing from 2016
Aug 2025	MARTIN PLACE Floor 26-30	1,012sqft	S$3,030,000	▲S$2,995 +10.9% 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 -14.0% 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 -20.8% vs FV	Freehold

Last Done

RIVER VALLEY ROAD

Jul 2025 · Floor 01-05

▼S$1,828 psf

-32.3% vs FV

1,389 sqftS$2,538,000Freehold

RIVER VALLEY ROAD

Jul 2025 · Floor 01-05

▼S$1,828 psf

-32.3% vs FV

1,389 sqftS$2,538,000Freehold

RIVER VALLEY ROAD

Apr 2025 · Floor 01-05

▼S$1,920 psf

-28.9% vs FV

1,292 sqftS$2,480,000Freehold

RIVER VALLEY ROAD

Aug 2022 · Floor 01-05

▼S$1,804 psf

-33.2% vs FV

1,711 sqftS$3,088,000Freehold

OXLEY RISE

Aug 2025 · Floor 06-10

▼S$1,939 psf

-28.2% vs FV

1,109 sqftS$2,150,000Freehold

OXLEY RISE

Aug 2025 · Floor 06-10

▼S$2,459 psf

-9.0% vs FV

915 sqftS$2,250,000Freehold

OXLEY RISE

Aug 2025 · Floor 01-05

▼S$2,407 psf

-10.9% vs FV

893 sqftS$2,150,000Freehold

MARTIN PLACE

Aug 2025 · Floor 11-15

▲S$2,787 psf

+3.2% vs FV

1,087 sqftS$3,030,00099 yrs lease commencing from 2016

MARTIN PLACE

Aug 2025 · Floor 26-30

▲S$2,995 psf

+10.9% vs FV

1,012 sqftS$3,030,00099 yrs lease commencing from 2016

RIVER VALLEY ROAD

Aug 2025 · Floor 06-10

▼S$2,323 psf

-14.0% vs FV

1,055 sqftS$2,450,000929 yrs lease commencing from 1953

RIVER VALLEY ROAD

Aug 2025 · Floor 01-05

▼S$2,140 psf

-20.8% vs FV

1,206 sqftS$2,580,000Freehold

Below Fair Value

Above Fair Value

FV: S$2,701 psf

HELIOS AI Analysis

Based on 978 URA transactions (2 outliers removed), adjusted for: MRT Fort Canning 517m away (+1%)

⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.

Calculating fair value from URA transaction data…

Karen Tan

License: L3007048G

Similar Properties

Date

Block / Street

Area

Price

PSF

Tenure

Last DoneJul 2025

RIVER VALLEY ROAD

Floor 01-05

1,389sqft

S$2,538,000

▼S$1,828

-32.3% vs FV

Freehold

Jul 2025

RIVER VALLEY ROAD

Floor 01-05

1,389sqft

S$2,538,000

▼S$1,828

-32.3% vs FV

Freehold

Apr 2025

RIVER VALLEY ROAD

Floor 01-05

1,292sqft

S$2,480,000

▼S$1,920

-28.9% vs FV

Freehold

Aug 2022

RIVER VALLEY ROAD

Floor 01-05

1,711sqft

S$3,088,000

▼S$1,804

-33.2% vs FV

Freehold

Aug 2025

OXLEY RISE

Floor 06-10

1,109sqft

S$2,150,000

▼S$1,939

-28.2% vs FV

Freehold

Aug 2025

OXLEY RISE

Floor 06-10

915sqft

S$2,250,000

▼S$2,459

-9.0% vs FV

Freehold

Aug 2025

OXLEY RISE

Floor 01-05

893sqft

S$2,150,000

▼S$2,407

-10.9% vs FV

Freehold

Aug 2025

MARTIN PLACE

Floor 11-15

1,087sqft

S$3,030,000

▲S$2,787

+3.2% vs FV

99 yrs lease commencing from 2016

Aug 2025

MARTIN PLACE

Floor 26-30

1,012sqft

S$3,030,000

▲S$2,995

+10.9% 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

-14.0% 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

-20.8% vs FV

Freehold

4 Bed Apartment (Condo) for Sale in Ville Royale

IMAGES GALLERY

Property Details

Description

Location

Mortgage Calculation

Mortgage calculation on 4% interest rate

Sales Timeline

Home Report · AVM Fair Value

Karen Tan

Similar Properties

Home Report · AVM Fair Value