261 River Valley Road 238307, Institution Hill, Central Region, Singapore
$4,200,000
Discover your dream home with this stunning 4-bedroom, 3-bathroom condominium for sale, available now! Spanning 1582 sqft, this exquisite unit is located at 261, River Valley Road, Singapore. Enjoy easy access to several amenities: Dhoby Ghaut MRT Station (1.0 km), FairPrice Orchard Grand Court (0.7 km), and CQ @ Clarke Quay (1.1 km) are just a stone's throw away. The property boasts fantastic project amenities including a swimming pool, gymnasium room, and BBQ pits, perfect for family gatherings and fitness enthusiasts. Inside, experience comfort with features like wooden floors, air conditioning, and a modern kitchen equipped with a fridge and microwave. This home is ideal for both relaxation and entertaining. Don't miss out on this exceptional opportunity to own a slice of paradise in one of Singapore's most sought-after locations. Act quickly and make this luxurious condominium your new home today!
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: L3008022J
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Automated Valuation based on 56 URA transactions · 1 outliers removed (IQR)
Fair Value
S$3.57M
S$2,260 psf
Asking Price
S$4.20M
S$2,655 psf
vs Market
+17.5%
vs Last Done
+14.9%
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
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.