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HomeBuyAll2RMD09 - Orchard / River Valley2 Bed Condo for Sale in Aspen Heights

2 Bed Condo for Sale in Aspen Heights

261 River Valley Road 238307, Institution Hill, Central Region, Singapore

$2,100,000

Check loan eligibility est. S$ 7,519 / mo
Added 7 months ago
CondoFor sale
Beds: 2Baths: 2Area: 883 sqft
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IMAGES GALLERY

Property Details

Property IDDjPKj8wzG7Gojf5QECEEc4
PriceS$2,100,000
Property TypeCondo
StatusFor sale
Beds2
Baths2
Built Area883 sqft
PSF
S$2,378
Year Built1998
Furnished StatusFully furnished

Description

√ 883 sq ft with excellent use of space √ Spacious master bedroom fits king bed and study area √ Enclosed kitchen with service yard for daily laundry √ High ceiling for brighter and airy living √ Regular layout for easy furnishing √ Affordable quantum ideal for first investment in River Valley prime district √ Walk to Fort Canning MRT station and Somerset MRT station √ Currently tenanted till April 2026 √ Motivated seller Call Nic now to arrange a viewing

Features & Amenities
Clubhouse
Wading pool
Tennis court
Bbq
Gym
Parking
Sauna
Fibre ready
Playground
Security
Jacuzzi
Squash court
Swimming pool
Mini mart

Nearby Locations

The following locations are within radius of this property, with distance shown in kilometers.

Schools

River Valley Primary School0.45km

Location

261 River Valley Road 238307, Institution Hill, Central Region, Singapore

Loading map...

Mortgage Calculation

S$
20 yrs
410203035
75 %
1020406075
4 %
0.1123456

Mortgage calculation on 4% interest rate

S$ 0
Loan Amount (75%)
Downpayment (25%)
S$ 0
S$ 0
/month
Principal
S$ 0
Interest
S$ 0

Total Transactions

76

Average Price

S2.9M

Total Value

S219.1M

Sales Timeline

Calculating fair value from URA transaction data…

Nic Ee

Nic Ee

OWEE COMMERCIAL REAL ESTATE PTE. LTD.

CEA: L3010806Z

+65 9878 xxxx
Get a Free Home Valuation
Find out your property value today

Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.

Similar Properties

Market Price· Fairly priced

Home Report · AVM Fair Value

Automated Valuation based on 52 URA transactions · 1 outliers removed (IQR)

Fair Value

S$2.00M

S$2,269 psf

Asking Price

S$2.10M

S$2,378 psf

vs Market

+4.8%

Market Price

vs Last Done

+2.9%

Market Price

Tenure

Freehold

No lease decay

Confidence

High

52 comps

High = 10+ comps
Medium = 5–9 comps
Low = <5 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
DateBlock / StreetAreaPricePSFTenure
Last DoneAug 2025

RIVER VALLEY ROAD

Floor 06-10

1,324sqftS$3,060,000
▲S$2,311
+1.9% vs FV
999 yrs lease commencing from 1841
Aug 2025

RIVER VALLEY ROAD

Floor 06-10

1,324sqftS$3,060,000
▲S$2,311
+1.9% vs FV
999 yrs lease commencing from 1841
Jul 2025

RIVER VALLEY ROAD

Floor 01-05

1,324sqftS$3,200,000
▲S$2,417
+6.5% vs FV
999 yrs lease commencing from 1841
Jun 2025

RIVER VALLEY ROAD

Floor 01-05

883sqftS$2,050,000
▲S$2,323
+2.4% vs FV
999 yrs lease commencing from 1841
Jun 2025

RIVER VALLEY ROAD

Floor 06-10

1,593sqftS$3,500,000
▼S$2,197
-3.2% vs FV
999 yrs lease commencing from 1841
May 2025

RIVER VALLEY ROAD

Floor 06-10

883sqftS$1,974,000
▼S$2,236
-1.5% vs FV
999 yrs lease commencing from 1841
Apr 2025

RIVER VALLEY ROAD

Floor 06-10

1,324sqftS$3,050,000
▲S$2,304
+1.5% vs FV
999 yrs lease commencing from 1841
Mar 2025

RIVER VALLEY ROAD

Floor 06-10

1,582sqftS$3,480,000
▼S$2,199
-3.1% vs FV
999 yrs lease commencing from 1841
Mar 2025

RIVER VALLEY ROAD

Floor 06-10

1,324sqftS$3,150,000
▲S$2,379
+4.8% vs FV
999 yrs lease commencing from 1841
Jan 2025

RIVER VALLEY ROAD

Floor 06-10

1,324sqftS$3,020,000
▲S$2,281
+0.5% vs FV
999 yrs lease commencing from 1841
Dec 2024

RIVER VALLEY ROAD

Floor 06-10

1,044sqftS$2,500,000
▲S$2,394
+5.5% vs FV
999 yrs lease commencing from 1841
Last Done

RIVER VALLEY ROAD

Aug 2025 · Floor 06-10

▲S$2,311 psf

+1.9% vs FV

1,324 sqftS$3,060,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Aug 2025 · Floor 06-10

▲S$2,311 psf

+1.9% vs FV

1,324 sqftS$3,060,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Jul 2025 · Floor 01-05

▲S$2,417 psf

+6.5% vs FV

1,324 sqftS$3,200,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Jun 2025 · Floor 01-05

▲S$2,323 psf

+2.4% vs FV

883 sqftS$2,050,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Jun 2025 · Floor 06-10

▼S$2,197 psf

-3.2% vs FV

1,593 sqftS$3,500,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

May 2025 · Floor 06-10

▼S$2,236 psf

-1.5% vs FV

883 sqftS$1,974,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Apr 2025 · Floor 06-10

▲S$2,304 psf

+1.5% vs FV

1,324 sqftS$3,050,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Mar 2025 · Floor 06-10

▼S$2,199 psf

-3.1% vs FV

1,582 sqftS$3,480,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Mar 2025 · Floor 06-10

▲S$2,379 psf

+4.8% vs FV

1,324 sqftS$3,150,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Jan 2025 · Floor 06-10

▲S$2,281 psf

+0.5% vs FV

1,324 sqftS$3,020,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Dec 2024 · Floor 06-10

▲S$2,394 psf

+5.5% vs FV

1,044 sqftS$2,500,000999 yrs lease commencing from 1841
Below Fair Value
Above Fair Value
FV: S$2,269 psf

HELIOS AI Analysis

Based on 52 URA transactions (1 outliers removed), adjusted for: MRT Fort Canning 470m away (+3%)

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