261 River Valley Road 238307, Institution Hill, Central Region, Singapore
$8,800 /month
======================================= ASPEN HEIGHTS HIGH FLOOR 4 BEDROOM D09 ======================================= • SPACIOUS 4 BEDROOM CONDOMINIUM • SIZE: 1,538 SQFT • HIGH FLOOR WITH PANORAMIC VIEW • 3 BEDROOM + 1 STUDY • PARTIALLY FURNISHED UNIT • AVAILABLE FROM 21 MAY 2026 • ASKING RENT: S$8,800 (NEGOTIABLE) • PRIME DISTRICT 09 – ORCHARD / RIVER VALLEY • NEAR ORCHARD / CLARKE QUAY / FORT CANNING MRT • FULL CONDO FACILITIES: SWIMMING POOL, TENNIS COURT, SQUASH COURT, GYM • CHILDREN’S PLAYGROUND, JOGGING TRACK, BBQ PITS • 24-HOUR SECURITY & CARPARK • IDEAL FOR FAMILIES SEEKING SPACE & CENTRAL LOCATION Nearby Amenities (Within 2km) MRT Stations : • Somerset MRT • Great World MRT Shopping Malls : • Great World City • Orchard Gateway Supermarkets : • Cold Storage • NTUC FairPrice Primary Schools : • River Valley Primary School • EXCELLENT CONNECTIVITY TO CBD & ORCHARD • CLOSE TO DINING, CAFES & LIFESTYLE AMENITIES ** FOR VIEWING PLEASE CONTACT TIMOTHY TAN ** WHY WORK WITH TIMOTHY TAN : Extensive Experience: * Over 700 commercial and residential transactions handled, ranging from 2-room HDB flats to Good Class Bungalows. Client-Centric Approach: * Understands that every client comes from a different walk of life, approaching each case with clarity, empathy, and sound reasoning. Data-Driven Strategy: * Leverages the latest proptech tools to provide clear analysis of numbers, timelines, and strategies, enabling confident and informed decision-making. Industry Recognition: * Recognized by The Straits Times in 2021 as one of the Top 10 Most Notable Agents Under 40. Portfolio Management Expertise: * Continues to advise and manage diverse property portfolios across Singapore. His objective is simple: to help families become more financially secure in an ever-changing Singapore property market. There are five key reasons why Singapore's property market continues to remain resilient — Would you like to know why?
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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Estimated sale value based on 56 URA transactions · 1 outliers removed (IQR)
Fair Value
S$3.61M
S$2,350 psf
Asking Price
S$8,800
S$6 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
+4%
Adjusted Fair Value PSF
S$2,350
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 -1.7% 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 -1.7% 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 +2.9% vs FV | 999 yrs lease commencing from 1841 |
Jun 2025 | RIVER VALLEY ROAD Floor 01-05 | 883sqft | S$2,050,000 | ▼S$2,323 -1.1% 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 -6.5% vs FV | 999 yrs lease commencing from 1841 |
May 2025 | RIVER VALLEY ROAD Floor 06-10 | 883sqft | S$1,974,000 | ▼S$2,236 -4.9% 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 -2.0% 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 -6.4% 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 +1.2% 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 -2.9% 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 +1.9% vs FV | 999 yrs lease commencing from 1841 |
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
-1.7% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
-1.7% vs FV
RIVER VALLEY ROAD
Jul 2025 · Floor 01-05
+2.9% vs FV
RIVER VALLEY ROAD
Jun 2025 · Floor 01-05
-1.1% vs FV
RIVER VALLEY ROAD
Jun 2025 · Floor 06-10
-6.5% vs FV
RIVER VALLEY ROAD
May 2025 · Floor 06-10
-4.9% vs FV
RIVER VALLEY ROAD
Apr 2025 · Floor 06-10
-2.0% vs FV
RIVER VALLEY ROAD
Mar 2025 · Floor 06-10
-6.4% vs FV
RIVER VALLEY ROAD
Mar 2025 · Floor 06-10
+1.2% vs FV
RIVER VALLEY ROAD
Jan 2025 · Floor 06-10
-2.9% vs FV
RIVER VALLEY ROAD
Dec 2024 · Floor 06-10
+1.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.