263 River Valley Road 238309, Institution Hill, Central Region, Singapore
$6,500 /month











️Partially Furnished Unit ️Pool Facing ️Regular Layout ️Helper Toilet & Room ️Near River Valley/ Orchard shopping belt
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…
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Estimated sale value based on 56 URA transactions · 1 outliers removed (IQR)
Fair Value
S$2.99M
S$2,260 psf
Asking Price
S$6,500
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
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
0%
Adjusted Fair Value PSF
S$2,260
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 +2.3% 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 +2.3% 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 +6.9% vs FV | 999 yrs lease commencing from 1841 |
Jun 2025 | RIVER VALLEY ROAD Floor 01-05 | 883sqft | S$2,050,000 | ▲S$2,323 +2.8% 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 -2.8% vs FV | 999 yrs lease commencing from 1841 |
May 2025 | RIVER VALLEY ROAD Floor 06-10 | 883sqft | S$1,974,000 | ▼S$2,236 -1.1% 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 +1.9% 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 -2.7% 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 +5.3% 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 +0.9% 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 +5.9% vs FV | 999 yrs lease commencing from 1841 |
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
+2.3% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
+2.3% vs FV
RIVER VALLEY ROAD
Jul 2025 · Floor 01-05
+6.9% vs FV
RIVER VALLEY ROAD
Jun 2025 · Floor 01-05
+2.8% vs FV
RIVER VALLEY ROAD
Jun 2025 · Floor 06-10
-2.8% vs FV
RIVER VALLEY ROAD
May 2025 · Floor 06-10
-1.1% vs FV
RIVER VALLEY ROAD
Apr 2025 · Floor 06-10
+1.9% vs FV
RIVER VALLEY ROAD
Mar 2025 · Floor 06-10
-2.7% vs FV
RIVER VALLEY ROAD
Mar 2025 · Floor 06-10
+5.3% vs FV
RIVER VALLEY ROAD
Jan 2025 · Floor 06-10
+0.9% vs FV
RIVER VALLEY ROAD
Dec 2024 · Floor 06-10
+5.9% 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.