351 River Valley Road 238384, Institution Hill, Central Region, Singapore
$3,141,000
Discover your dream home! This exquisite 3 bedroom, 2 bathroom condominium is available for sale and will be ready for you on 2025-07-15. Spanning 872 sqft, this residence is ideally located just a short distance from Great World MRT Station (0.6 km) and Havelock MRT Station (0.7 km), ensuring effortless commuting. Families will appreciate the proximity to Outram Secondary School (0.8 km) and The Schoolhouse River Valley (0.5 km) for quality education. For your shopping needs, FairPrice Orchard Grand Court (0.9 km) and Cineleisure (1.0 km) are just around the corner. Enjoy fantastic amenities including a swimming pool, BBQ pavilion, fitness corner, and children's play area, perfect for relaxation and recreation. Experience a vibrant lifestyle in this prime location with everything you need at your doorstep. Don’t miss out on this incredible opportunity to elevate your living experience!
D09 - River Valley
Great World MRT · 0 min walk
Medium (380 units)
380 units
1 Block
Winchamp Investment Pte. Ltd.
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Total Transactions
9
Average Price
S4.4M
Total Value
S39.8M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 1892 URA transactions · 82 outliers removed (IQR)
Fair Value
S$2.50M
S$2,871 psf
Asking Price
S$3.14M
S$3,602 psf
vs Market
+25.5%
vs Last Done
+19.2%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
1892 comps
Nearest MRT
Somerset
963m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1892 comparable transactions
S$2,693
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,871
Recent Comparable Transactions
10 shown · 1892 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JIAK KIM STREET Floor 06-10 | 2,002sqft | S$6,050,000 | ▲S$3,022 +5.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | JIAK KIM STREET Floor 06-10 | 2,002sqft | S$6,050,000 | ▲S$3,022 +5.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | MARTIN PLACE Floor 11-15 | 1,087sqft | S$3,030,000 | ▼S$2,787 -2.9% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | MARTIN PLACE Floor 26-30 | 1,012sqft | S$3,030,000 | ▲S$2,995 +4.3% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | ST. THOMAS WALK Floor 06-10 | 807sqft | S$2,480,000 | ▲S$3,072 +7.0% vs FV | Freehold |
Aug 2025 | KIM SENG WALK Floor 16-20 | 1,507sqft | S$3,600,000 | ▼S$2,389 -16.8% vs FV | Freehold |
Aug 2025 | IRWELL HILL Floor 26-30 | 495sqft | S$1,498,000 | ▲S$3,025 +5.4% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 01-05 | 861sqft | S$2,580,000 | ▲S$2,996 +4.4% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 16-20 | 667sqft | S$1,940,000 | ▲S$2,907 +1.3% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | MARTIN PLACE Floor 21-25 | 1,044sqft | S$2,915,000 | ▼S$2,792 -2.8% vs FV | Freehold |
Aug 2025 | RIVER VALLEY CLOSE Floor 16-20 | 560sqft | S$1,218,000 | ▼S$2,176 -24.2% vs FV | Freehold |
JIAK KIM STREET
Aug 2025 · Floor 06-10
+5.3% vs FV
JIAK KIM STREET
Aug 2025 · Floor 06-10
+5.3% vs FV
MARTIN PLACE
Aug 2025 · Floor 11-15
-2.9% vs FV
MARTIN PLACE
Aug 2025 · Floor 26-30
+4.3% vs FV
ST. THOMAS WALK
Aug 2025 · Floor 06-10
+7.0% vs FV
KIM SENG WALK
Aug 2025 · Floor 16-20
-16.8% vs FV
IRWELL HILL
Aug 2025 · Floor 26-30
+5.4% vs FV
IRWELL HILL
Aug 2025 · Floor 01-05
+4.4% vs FV
IRWELL HILL
Aug 2025 · Floor 16-20
+1.3% vs FV
MARTIN PLACE
Aug 2025 · Floor 21-25
-2.8% vs FV
RIVER VALLEY CLOSE
Aug 2025 · Floor 16-20
-24.2% 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.