261 River Valley Road 238307, Institution Hill, Central Region, Singapore
$2,400 /month
If you are looking for classy, brand new room and good co-living operator do not MISS this unit - Brand new Professional Coliving space -Each room comes with brand NEW fridge, microwave, basin, washing machine with dryer, bed, handheld vacuum cleaner, table and chair -North south facing with privacy - Allow light cooking in your own room - Utilities,AC and Wifi inclusive (capped at $80 each room) -No staying with landlord - No agent fee -NO pet and visitor allowed - 2 years lease - Available immediate Other rooms available in the same unit : Room A $2400 Super single bed with private bathroom for 1 pax (150sqm) Room B $2400 queen size bed for 2 pax (220sqm) (share common room) Room C $2300 queen size bed for 2 pax (180sqm) (share common room) Room D master bedroom with en-suite bathroom queen size bed for 2 pax (270sqm) $3000 - Close to Orchard, Somerset , Great World, Fort Canning Train Fort Canning (DT20) - Blue line (0.4km) Somerset (NS23) - Res line (1.14km) Dhoby Ghaut(NS24) - Red line (0.7km) Great World (TE15) - Brown line (0.7km) Clarke Quay (NE5) - Purple line (0.9km) Bus Opp Mohd Sultan (0.1km) 32,54,139,195 Before Kim Yam Road (0.2km) 32,54,139,195,195A, Aft Kim Yam Road (0.2km) 32,54,139,195 Supermarket Cold Storage (0.3km) Fairprice (0.4km) Chorok Market (0.7m) Don Don Donki (0.7km) Fairprice finest (0.7km) Contact Zi Ying @8.9.1.6.6.6.7.7 for viewing/to find out more!
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: L3008899K
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Estimated sale value based on 1493 URA transactions · 2 outliers removed (IQR)
Fair Value
S$616,113
S$2,801 psf
Asking Price
S$2,400
S$11 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
1493 comps
Nearest MRT
Fort Canning
470m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1493 comparable transactions
S$2,666
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
+2%
Adjusted Fair Value PSF
S$2,801
Recent Comparable Transactions
10 shown · 1493 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 -35.6% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | HAVELOCK ROAD Floor 01-05 | 1,281sqft | S$2,310,000 | ▼S$1,803 -35.6% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | MARTIN PLACE Floor 11-15 | 1,087sqft | S$3,030,000 | ▼S$2,787 -0.5% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | MARTIN PLACE Floor 26-30 | 1,012sqft | S$3,030,000 | ▲S$2,995 +6.9% 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 -17.1% 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 -23.6% vs FV | Freehold |
Aug 2025 | KIM YAM ROAD Floor 01-05 | 947sqft | S$2,520,000 | ▼S$2,660 -5.0% vs FV | Freehold |
Aug 2025 | ROBERTSON QUAY Floor 01-05 | 829sqft | S$1,745,000 | ▼S$2,105 -24.8% vs FV | Freehold |
Aug 2025 | KILLINEY ROAD Floor 01-05 | 883sqft | S$1,900,000 | ▼S$2,153 -23.1% vs FV | Freehold |
Aug 2025 | ST. THOMAS WALK Floor 06-10 | 807sqft | S$2,480,000 | ▲S$3,072 +9.7% vs FV | Freehold |
Aug 2025 | INSTITUTION HILL Floor 01-05 | 624sqft | S$1,830,000 | ▲S$2,931 +4.6% vs FV | 999 yrs lease commencing from 1841 |
HAVELOCK ROAD
Aug 2025 · Floor 01-05
-35.6% vs FV
HAVELOCK ROAD
Aug 2025 · Floor 01-05
-35.6% vs FV
MARTIN PLACE
Aug 2025 · Floor 11-15
-0.5% vs FV
MARTIN PLACE
Aug 2025 · Floor 26-30
+6.9% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
-17.1% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 01-05
-23.6% vs FV
KIM YAM ROAD
Aug 2025 · Floor 01-05
-5.0% vs FV
ROBERTSON QUAY
Aug 2025 · Floor 01-05
-24.8% vs FV
KILLINEY ROAD
Aug 2025 · Floor 01-05
-23.1% vs FV
ST. THOMAS WALK
Aug 2025 · Floor 06-10
+9.7% vs FV
INSTITUTION HILL
Aug 2025 · Floor 01-05
+4.6% 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.