263 River Valley Road 238309, Institution Hill, Central Region, Singapore
$8,200 /month
Aspen Heights, Prime River Valley Living, Walk to MRT Aspen Heights is a well-located development in the highly sought-after River Valley neighbourhood, offering convenient city living with excellent connectivity, amenities and reputable schools nearby. Aspen Heights 位于备受青睐的 River Valley 黄金地段,地理位置优越,提供便捷的城市生活方式,周边交通便利,并邻近完善的生活设施及优质学校。 Nearby MRT Stations • Fort Canning MRT – 439m • Somerset MRT – 694m • Dhoby Ghaut MRT – 770m • Great World MRT – 788m • Clarke Quay MRT – 914m Primary Schools • River Valley Primary School (532m) • St Margaret’s Primary School (1.22km) • St Margaret’s School (Primary) (1.23km) • Anglo-Chinese School (Junior) (1.68km) • Alexandra Primary School (1.9km) • Zhangde Primary School (1.99km) Secondary Schools Nearby • Outram Secondary School (953m) • School of the Arts Singapore (1.04km) • Gan Eng Seng School (1.98km) Nearby Supermarkets • Cold Storage – 296m • FairPrice – 423m • Don Don Donki – 747m • FairPrice Finest – 766m • Sheng Siong – 803m Nearby Malls • Singapore Shopping Centre – 568m • Clarke Quay Central – 689m • Orchard Gateway – 704m • Orchard Central – 747m • Orchard Plaza – 779m Nearby Hawker Centres • Blk 1 Jalan Kukoh – 677m • People’s Park Food Centre – 1.05km • Zion Riverside Food Centre – 1.11km • Hong Lim Market & Food Centre – 1.14km • Chinatown Market – 1.36km Call Paul @ 8500.0305 now to arrange for an exclusive viewing! :) 现在拨打8500.0305 联系Paul,安排看房! :) Disclaimer: All drawings and images are artistic impressions only, and any furniture shown is for illustration purposes only.
D09 - River Valley
Fort Canning MRT · 6 min walk
1 January 1998
Medium (606 units)
606 units
2 Blocks, 16 Floors
Dbs Realty Pte Ltd
Aspen Heights has a total of 606 units, from 1 Bed - 2 Bath to 5 Bed - 6 Bath units. There are 35 types of floor plans from 882 sqft to 3,193 sqft.
Aspen Heights has 2 blocks and up to 16 storeys.
Aspen Heights is a 999 years leasehold Generic Condo development located in River Valley, District 9. Completed in 1998, it has a total of 2 blocks within the development and comprises a total of 606 units. It is within walking distance to MRT stations such as Fort Canning MRT and Fort Canning MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Aspen Heights is also close to schools like ATennisUP(Professionals), The Nutrition Place and Livingseas Asia. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like FairPrice Orchard Grand Court and I-Tec Supermart Pte Ltd for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Halley Medical Aesthetics. 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 - park, to enjoy some fresh air.
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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$8,200
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.7%
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.