Home Rent Condo Whole Unit 3RM D09 - Orchard / River Valley3 Bed Condo for Rent in Aspen Heights

3 Bed Condo for Rent in Aspen Heights

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

$6,700 /month

Added a month ago

Condo Whole UnitFor rent

Beds: 3Baths: 2Area: 1324 sqft

Market Price· Fairly priced

+9View all

Property Details

Property IDZXBFtwWejdiwn7JNVuHUmA

PriceS$6,700

Property TypeCondo Whole Unit

StatusFor rent

Beds3

Baths2

Built Area1324 sqft

PSF

S$6

Year Built1998

Furnished StatusUnknown

Description

Features & Amenities

Security

Mini mart

Tennis court

Jacuzzi

Squash court

Playground

Gym

Clubhouse

Parking

Swimming pool

Sauna

Bbq

Wading pool

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

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Total Transactions

Average Price

S2.9M

Total Value

S219.1M

Sales Timeline

Property Value Estimate

Estimated sale value based on 1549 URA transactions · 2 outliers removed (IQR)

Fair Value

S$3.63M

S$2,741 psf

Asking Price

S$6,700

S$6 psf

Listing Type

Rental

Sale value shown for reference

vs Last Done

-99.7%

Good Deal

Tenure

Freehold

No lease decay

Confidence

High

1549 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

1549 comparable transactions

S$2,661

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

Adjusted Fair Value PSF

S$2,741

Recent Comparable Transactions

10 shown · 1549 total

Date	Block / Street	Area	Price	PSF	Tenure
Last DoneAug 2025	HAVELOCK ROAD Floor 01-05	1,281sqft	S$2,310,000	▼S$1,803 -34.2% vs FV	99 yrs lease commencing from 1995
Aug 2025	HAVELOCK ROAD Floor 01-05	1,281sqft	S$2,310,000	▼S$1,803 -34.2% vs FV	99 yrs lease commencing from 1995
Aug 2025	MARTIN PLACE Floor 11-15	1,087sqft	S$3,030,000	▲S$2,787 +1.7% vs FV	99 yrs lease commencing from 2016
Aug 2025	MARTIN PLACE Floor 26-30	1,012sqft	S$3,030,000	▲S$2,995 +9.3% vs FV	99 yrs lease commencing from 2016
Aug 2025	RIVER VALLEY ROAD Floor 06-10	1,055sqft	S$2,450,000	▼S$2,323 -15.2% vs FV	929 yrs lease commencing from 1953
Aug 2025	RIVER VALLEY ROAD Floor 01-05	1,206sqft	S$2,580,000	▼S$2,140 -21.9% vs FV	Freehold
Aug 2025	KIM YAM ROAD Floor 01-05	947sqft	S$2,520,000	▼S$2,660 -3.0% vs FV	Freehold
Aug 2025	ROBERTSON QUAY Floor 01-05	829sqft	S$1,745,000	▼S$2,105 -23.2% vs FV	Freehold
Aug 2025	KILLINEY ROAD Floor 01-05	883sqft	S$1,900,000	▼S$2,153 -21.5% vs FV	Freehold
Aug 2025	ST. THOMAS WALK Floor 06-10	807sqft	S$2,480,000	▲S$3,072 +12.1% vs FV	Freehold
Aug 2025	INSTITUTION HILL Floor 01-05	624sqft	S$1,830,000	▲S$2,931 +6.9% vs FV	999 yrs lease commencing from 1841

Last Done

HAVELOCK ROAD

Aug 2025 · Floor 01-05

▼S$1,803 psf

-34.2% vs FV

1,281 sqftS$2,310,00099 yrs lease commencing from 1995

HAVELOCK ROAD

Aug 2025 · Floor 01-05

▼S$1,803 psf

-34.2% vs FV

1,281 sqftS$2,310,00099 yrs lease commencing from 1995

MARTIN PLACE

Aug 2025 · Floor 11-15

▲S$2,787 psf

+1.7% vs FV

1,087 sqftS$3,030,00099 yrs lease commencing from 2016

MARTIN PLACE

Aug 2025 · Floor 26-30

▲S$2,995 psf

+9.3% vs FV

1,012 sqftS$3,030,00099 yrs lease commencing from 2016

RIVER VALLEY ROAD

Aug 2025 · Floor 06-10

▼S$2,323 psf

-15.2% vs FV

1,055 sqftS$2,450,000929 yrs lease commencing from 1953

RIVER VALLEY ROAD

Aug 2025 · Floor 01-05

▼S$2,140 psf

-21.9% vs FV

1,206 sqftS$2,580,000Freehold

KIM YAM ROAD

Aug 2025 · Floor 01-05

▼S$2,660 psf

-3.0% vs FV

947 sqftS$2,520,000Freehold

ROBERTSON QUAY

Aug 2025 · Floor 01-05

▼S$2,105 psf

-23.2% vs FV

829 sqftS$1,745,000Freehold

KILLINEY ROAD

Aug 2025 · Floor 01-05

▼S$2,153 psf

-21.5% vs FV

883 sqftS$1,900,000Freehold

ST. THOMAS WALK

Aug 2025 · Floor 06-10

▲S$3,072 psf

+12.1% vs FV

807 sqftS$2,480,000Freehold

INSTITUTION HILL

Aug 2025 · Floor 01-05

▲S$2,931 psf

+6.9% vs FV

624 sqftS$1,830,000999 yrs lease commencing from 1841

Below Fair Value

Above Fair Value

FV: S$2,741 psf

HELIOS AI Analysis

Based on 1549 URA transactions (2 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.

Calculating fair value from URA transaction data…

Meera Chandirran

License: L3011034Z

Similar Properties

Date

Block / Street

Area

Price

PSF

Tenure

Last DoneAug 2025

HAVELOCK ROAD

Floor 01-05

1,281sqft

S$2,310,000

▼S$1,803

-34.2% vs FV

99 yrs lease commencing from 1995

Aug 2025

HAVELOCK ROAD

Floor 01-05

1,281sqft

S$2,310,000

▼S$1,803

-34.2% vs FV

99 yrs lease commencing from 1995

Aug 2025

MARTIN PLACE

Floor 11-15

1,087sqft

S$3,030,000

▲S$2,787

+1.7% vs FV

99 yrs lease commencing from 2016

Aug 2025

MARTIN PLACE

Floor 26-30

1,012sqft

S$3,030,000

▲S$2,995

+9.3% vs FV

99 yrs lease commencing from 2016

Aug 2025

RIVER VALLEY ROAD

Floor 06-10

1,055sqft

S$2,450,000

▼S$2,323

-15.2% vs FV

929 yrs lease commencing from 1953

Aug 2025

RIVER VALLEY ROAD

Floor 01-05

1,206sqft

S$2,580,000

▼S$2,140

-21.9% vs FV

Freehold

Aug 2025

KIM YAM ROAD

Floor 01-05

947sqft

S$2,520,000

▼S$2,660

-3.0% vs FV

Freehold

Aug 2025

ROBERTSON QUAY

Floor 01-05

829sqft

S$1,745,000

▼S$2,105

-23.2% vs FV

Freehold

Aug 2025

KILLINEY ROAD

Floor 01-05

883sqft

S$1,900,000

▼S$2,153

-21.5% vs FV

Freehold

Aug 2025

ST. THOMAS WALK

Floor 06-10

807sqft

S$2,480,000

▲S$3,072

+12.1% vs FV

Freehold

Aug 2025

INSTITUTION HILL

Floor 01-05

624sqft

S$1,830,000

▲S$2,931

+6.9% vs FV

999 yrs lease commencing from 1841

3 Bed Condo for Rent in Aspen Heights

IMAGES GALLERY

Property Details

Description

Nearby Locations

Schools

Location

Sales Timeline

Property Value Estimate

Meera Chandirran

Similar Properties

Property Value Estimate