261 River Valley Road 238307, Institution Hill, Central Region, Singapore
$2,100,000












√ 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
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: L3010806Z
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Automated Valuation based on 56 URA transactions · 1 outliers removed (IQR)
Fair Value
S$2.04M
S$2,305 psf
Asking Price
S$2.10M
S$2,378 psf
vs Market
+3.2%
vs Last Done
+2.9%
Tenure
Freehold
No lease decay
Confidence
High
56 comps
Nearest MRT
Fort Canning
470m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
56 comparable transactions
S$2,194
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
+2%
Adjusted Fair Value PSF
S$2,305
Recent Comparable Transactions
10 shown · 56 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 +0.3% 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 +0.3% 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 +4.9% vs FV | 999 yrs lease commencing from 1841 |
Jun 2025 | RIVER VALLEY ROAD Floor 01-05 | 883sqft | S$2,050,000 | ▲S$2,323 +0.8% 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 -4.7% vs FV | 999 yrs lease commencing from 1841 |
May 2025 | RIVER VALLEY ROAD Floor 06-10 | 883sqft | S$1,974,000 | ▼S$2,236 -3.0% 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 -0.0% 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 -4.6% 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 +3.2% 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 -1.0% 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 +3.9% vs FV | 999 yrs lease commencing from 1841 |
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
+0.3% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
+0.3% vs FV
RIVER VALLEY ROAD
Jul 2025 · Floor 01-05
+4.9% vs FV
RIVER VALLEY ROAD
Jun 2025 · Floor 01-05
+0.8% vs FV
RIVER VALLEY ROAD
Jun 2025 · Floor 06-10
-4.7% vs FV
RIVER VALLEY ROAD
May 2025 · Floor 06-10
-3.0% vs FV
RIVER VALLEY ROAD
Apr 2025 · Floor 06-10
-0.0% vs FV
RIVER VALLEY ROAD
Mar 2025 · Floor 06-10
-4.6% vs FV
RIVER VALLEY ROAD
Mar 2025 · Floor 06-10
+3.2% vs FV
RIVER VALLEY ROAD
Jan 2025 · Floor 06-10
-1.0% vs FV
RIVER VALLEY ROAD
Dec 2024 · Floor 06-10
+3.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.