261 River Valley Road 238307, Institution Hill, Central Region, Singapore
$7,900 /month
This unit is a 4 Bedrooms and 3 Baths Condo apartment for Rent in Aspen Heights, a quality condo in Singapore. Key features ☺︎ Move-in condition ☺︎ Well-kept unit condition ☺︎ Semi furnished unit ☺︎ Spacious layout ☺︎ Functional layout ☺︎ Good layout ☺︎ Bright and airy ☺︎ Windy ☺︎ Corner unit ☺︎ Great ventilation ☺︎ Quiet and peaceful facing ☺︎ Greenery view ☺︎ Unblocked city view ☺︎ Ensuite bathroom ☺︎ Close to MRT ☺︎ Convenient location District 9 contains the following areas of Singapore, Orchard and River Valley, with Aspen Heights being a popular Property in None. Nearby amenities ⭑ Nearby MRTs • Fort Canning (430 m) - 6 mins walk • 4 MRTs within 1 km ⭑ Nearby Bus stops • After Unity Street (153 m) - 3 mins walk • Opposite Mohammed Sultan Road (165 m) - 3 mins walk • Before AA Centre (226 m) - 4 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • I-Tec Supermart Pte Ltd (159 m) - 3 mins walk • CS Fresh @ UE Square (307 m) - 5 mins walk • Cold Storage - UE Square (314 m) - 5 mins walk • 2 more walking distance grocery stores within 500 m ⭑ Nearby Schools • ATennisUP(Professionals) (1 m) - 1 mins walk • The Nutrition Place (103 m) - 2 mins walk • Livingseas Asia (119 m) - 2 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Jubilee Park (462 m) - 7 mins walk • park (507 m) - 3 mins drive • Fort Canning Park Bookings Venue office (536 m) - 2 mins drive • 5 more parks within 1 km Please call Nazneen Zafar from 99.co @ +658112XXXX to arrange for a viewing.
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: L3010051D
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Estimated sale value based on 56 URA transactions · 1 outliers removed (IQR)
Fair Value
S$3.76M
S$2,373 psf
Asking Price
S$7,900
S$5 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
+5%
Adjusted Fair Value PSF
S$2,373
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 -2.6% 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 -2.6% 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 +1.9% vs FV | 999 yrs lease commencing from 1841 |
Jun 2025 | RIVER VALLEY ROAD Floor 01-05 | 883sqft | S$2,050,000 | ▼S$2,323 -2.1% 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 -7.4% vs FV | 999 yrs lease commencing from 1841 |
May 2025 | RIVER VALLEY ROAD Floor 06-10 | 883sqft | S$1,974,000 | ▼S$2,236 -5.8% 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 -2.9% 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 -7.3% 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 +0.3% 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 -3.9% 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 +0.9% vs FV | 999 yrs lease commencing from 1841 |
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
-2.6% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
-2.6% vs FV
RIVER VALLEY ROAD
Jul 2025 · Floor 01-05
+1.9% vs FV
RIVER VALLEY ROAD
Jun 2025 · Floor 01-05
-2.1% vs FV
RIVER VALLEY ROAD
Jun 2025 · Floor 06-10
-7.4% vs FV
RIVER VALLEY ROAD
May 2025 · Floor 06-10
-5.8% vs FV
RIVER VALLEY ROAD
Apr 2025 · Floor 06-10
-2.9% vs FV
RIVER VALLEY ROAD
Mar 2025 · Floor 06-10
-7.3% vs FV
RIVER VALLEY ROAD
Mar 2025 · Floor 06-10
+0.3% vs FV
RIVER VALLEY ROAD
Jan 2025 · Floor 06-10
-3.9% vs FV
RIVER VALLEY ROAD
Dec 2024 · Floor 06-10
+0.9% 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.