2 River Valley Grove 238405, Leonie Hill, Central Region, Singapore
$2,600 /month
Enjoy comfortable city living with this well-maintained common room in a 2-bedroom unit, ideally located in the heart of River Valley / Orchard. Perfect for working professionals or students seeking convenience and a peaceful home environment. The unit is thoughtfully laid out, offering a cozy and functional common room, suitable for a single occupant. Experience a quiet and comfortable living space while being just minutes away from Singapore’s top lifestyle and shopping destinations. Unbeatable Location & Connectivity. Located within walking distance to: Great World MRT (0.5 km) Somerset MRT (0.7 km) Close to reputable schools and learning centres: Ngee Ann Academy (0.7 km) Coco-Ro Learning House (0.4 km) Surrounded by top amenities and shopping options: FairPrice Orchard Grand Court (0.5 km) DON DON DONKI Orchard Central (0.8 km) Wisma Atria (1.0 km) Paragon (1.2 km) Condo Facilities for Your Lifestyle Swimming pool Pool deck Fitness corner Enjoy the best of both worlds — a peaceful home environment in a vibrant, central location.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
9
Average Price
S1.8M
Total Value
S16.5M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 1592 URA transactions · 37 outliers removed (IQR)
Fair Value
S$222,800
S$2,591 psf
Asking Price
S$2,600
S$31 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
1592 comps
Nearest MRT
Somerset
672m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1592 comparable transactions
S$2,565
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,591
Recent Comparable Transactions
10 shown · 1592 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | RIVER VALLEY ROAD Floor 01-05 | 1,206sqft | S$2,580,000 | ▼S$2,140 -17.4% vs FV | Freehold |
Aug 2025 | RIVER VALLEY ROAD Floor 01-05 | 1,206sqft | S$2,580,000 | ▼S$2,140 -17.4% vs FV | Freehold |
Aug 2025 | KIM YAM ROAD Floor 01-05 | 947sqft | S$2,520,000 | ▲S$2,660 +2.7% vs FV | Freehold |
Aug 2025 | ST. THOMAS WALK Floor 06-10 | 807sqft | S$2,480,000 | ▲S$3,072 +18.6% vs FV | Freehold |
Aug 2025 | KIM SENG WALK Floor 16-20 | 1,507sqft | S$3,600,000 | ▼S$2,389 -7.8% vs FV | Freehold |
Aug 2025 | DEVONSHIRE ROAD Floor 11-15 | 570sqft | S$1,515,000 | ▲S$2,656 +2.5% vs FV | Freehold |
Aug 2025 | IRWELL HILL Floor 26-30 | 495sqft | S$1,498,000 | ▲S$3,025 +16.8% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 01-05 | 861sqft | S$2,580,000 | ▲S$2,996 +15.6% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 16-20 | 667sqft | S$1,940,000 | ▲S$2,907 +12.2% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | LEONIE HILL Floor 11-15 | 936sqft | S$1,900,000 | ▼S$2,029 -21.7% vs FV | 99 yrs lease commencing from 2002 |
Aug 2025 | MARTIN PLACE Floor 21-25 | 1,044sqft | S$2,915,000 | ▲S$2,792 +7.8% vs FV | Freehold |
RIVER VALLEY ROAD
Aug 2025 · Floor 01-05
-17.4% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 01-05
-17.4% vs FV
KIM YAM ROAD
Aug 2025 · Floor 01-05
+2.7% vs FV
ST. THOMAS WALK
Aug 2025 · Floor 06-10
+18.6% vs FV
KIM SENG WALK
Aug 2025 · Floor 16-20
-7.8% vs FV
DEVONSHIRE ROAD
Aug 2025 · Floor 11-15
+2.5% vs FV
IRWELL HILL
Aug 2025 · Floor 26-30
+16.8% vs FV
IRWELL HILL
Aug 2025 · Floor 01-05
+15.6% vs FV
IRWELL HILL
Aug 2025 · Floor 16-20
+12.2% vs FV
LEONIE HILL
Aug 2025 · Floor 11-15
-21.7% vs FV
MARTIN PLACE
Aug 2025 · Floor 21-25
+7.8% 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.