261 River Valley Road 238307, Institution Hill, Central Region, Singapore
$7,700 /month
Spacious layout Bright and well maintained Partial Furnished Minutes to UE square , fort canning, great world & clarke quay MRT Call for a viewing now Aspen Heights is situated along River Valley Road with close walking distance to Mohamed Sultan Road, which is full of entertainment and nightlife. The pubs, restaurants, cafe and bars along Singapore River are popular hangouts for expatriates. You can find a convenience store, dry cleaning, and hair saloon in the condo development. Aspen Heights is located within 3 minutes stroll to UE Square shopping mall where supermarket, shops and restaurants can be found. Liang Court shopping mall is also nearby. It takes only a 5 minutes taxi ride to arrive at Raffles Place, Central Business District, Boat Quay and Clark Quay and a 15 minutes walk to Orchard Road, Somerset MRT station and Plaza Singapura Shopping Mall.
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
Automated Valuation based on 3958 URA transactions · 13 outliers removed (IQR)
Fair Value
S$4.22M
S$2,669 psf
Asking Price
S$7,700
S$5 psf
vs Market
0.0%
vs Last Done
No recent data
For exact comparison
Tenure
Freehold
No lease decay
Confidence
High
3958 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3958 comparable transactions
S$2,591
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$2,669
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.