261 River Valley Road 238307, Institution Hill, Central Region, Singapore
$7,700 /month
Spacious layout Bright and well maintained Partial Furnished Minutes to UE square , fort canning, great world & clarke quay MRT Call for a viewing now Aspen Heights is situated along River Valley Road with close walking distance to Mohamed Sultan Road, which is full of entertainment and nightlife. The pubs, restaurants, cafe and bars along Singapore River are popular hangouts for expatriates. You can find a convenience store, dry cleaning, and hair saloon in the condo development. Aspen Heights is located within 3 minutes stroll to UE Square shopping mall where supermarket, shops and restaurants can be found. Liang Court shopping mall is also nearby. It takes only a 5 minutes taxi ride to arrive at Raffles Place, Central Business District, Boat Quay and Clark Quay and a 15 minutes walk to Orchard Road, Somerset MRT station and Plaza Singapura Shopping Mall.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
76
Average Price
S2.9M
Total Value
S219.1M
Calculating fair value from URA transaction data…


License: L3008022J
Estimated sale value based on 64 URA transactions
Fair Value
S$3.55M
S$2,245 psf
Asking Price
S$7,700
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.8%
Tenure
Freehold
No lease decay
Confidence
High
64 comps
Nearest MRT
Fort Canning
470m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
64 comparable transactions
S$2,180
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$2,245
Recent Comparable Transactions
10 shown · 64 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 +2.9% 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 +2.9% 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 +7.7% vs FV | 999 yrs lease commencing from 1841 |
Jun 2025 | RIVER VALLEY ROAD Floor 01-05 | 883sqft | S$2,050,000 | ▲S$2,323 +3.5% 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 -2.1% vs FV | 999 yrs lease commencing from 1841 |
May 2025 | RIVER VALLEY ROAD Floor 06-10 | 883sqft | S$1,974,000 | ▼S$2,236 -0.4% 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 +2.6% 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 -2.0% 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 +6.0% 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 +1.6% 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 +6.6% vs FV | 999 yrs lease commencing from 1841 |
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
+2.9% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
+2.9% vs FV
RIVER VALLEY ROAD
Jul 2025 · Floor 01-05
+7.7% vs FV
RIVER VALLEY ROAD
Jun 2025 · Floor 01-05
+3.5% vs FV
RIVER VALLEY ROAD
Jun 2025 · Floor 06-10
-2.1% vs FV
RIVER VALLEY ROAD
May 2025 · Floor 06-10
-0.4% vs FV
RIVER VALLEY ROAD
Apr 2025 · Floor 06-10
+2.6% vs FV
RIVER VALLEY ROAD
Mar 2025 · Floor 06-10
-2.0% vs FV
RIVER VALLEY ROAD
Mar 2025 · Floor 06-10
+6.0% vs FV
RIVER VALLEY ROAD
Jan 2025 · Floor 06-10
+1.6% vs FV
RIVER VALLEY ROAD
Dec 2024 · Floor 06-10
+6.6% 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.