7 River Valley Close 238431, Institution Hill, Central Region, Singapore
$1,500 /month
NO Owner Stay Co-Living Concept SMS/whatsapp Lynn at 9862XXXX to view ** NO AGENT FEE** ** NO ADMIN FEE** > Common Bedroom > Fully Furnished > Rent inclusive of utilities, High Speed Internet, quarterly aircon servicing and weekly cleaning of common areas. > Cooking is Allowed > walking distance from Great World City MRT station or Somerset MRT Station Shopping centers near Euro-Asia Court * Robertson Walk * UE SHOPPING MALL * Great World City * NTUC FAIRPRICE (ORCHARD GRAND COURT) * Cold Storage UE Square * Cold Storage Great World City
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
9
Average Price
S2.7M
Total Value
S24.6M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 1832 URA transactions · 2 outliers removed (IQR)
Fair Value
S$388,164
S$2,588 psf
Asking Price
S$1,500
S$10 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
1832 comps
Nearest MRT
Somerset
706m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1832 comparable transactions
S$2,562
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$2,588
Recent Comparable Transactions
10 shown · 1832 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JIAK KIM STREET Floor 06-10 | 2,002sqft | S$6,050,000 | ▲S$3,022 +16.8% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | JIAK KIM STREET Floor 06-10 | 2,002sqft | S$6,050,000 | ▲S$3,022 +16.8% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | MARTIN PLACE Floor 11-15 | 1,087sqft | S$3,030,000 | ▲S$2,787 +7.7% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | MARTIN PLACE Floor 26-30 | 1,012sqft | S$3,030,000 | ▲S$2,995 +15.7% 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 -10.2% 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 -17.3% vs FV | Freehold |
Aug 2025 | KIM YAM ROAD Floor 01-05 | 947sqft | S$2,520,000 | ▲S$2,660 +2.8% vs FV | Freehold |
Aug 2025 | ROBERTSON QUAY Floor 01-05 | 829sqft | S$1,745,000 | ▼S$2,105 -18.7% vs FV | Freehold |
Aug 2025 | KILLINEY ROAD Floor 01-05 | 883sqft | S$1,900,000 | ▼S$2,153 -16.8% vs FV | Freehold |
Aug 2025 | ST. THOMAS WALK Floor 06-10 | 807sqft | S$2,480,000 | ▲S$3,072 +18.7% vs FV | Freehold |
Aug 2025 | INSTITUTION HILL Floor 01-05 | 624sqft | S$1,830,000 | ▲S$2,931 +13.3% vs FV | 999 yrs lease commencing from 1841 |
JIAK KIM STREET
Aug 2025 · Floor 06-10
+16.8% vs FV
JIAK KIM STREET
Aug 2025 · Floor 06-10
+16.8% vs FV
MARTIN PLACE
Aug 2025 · Floor 11-15
+7.7% vs FV
MARTIN PLACE
Aug 2025 · Floor 26-30
+15.7% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
-10.2% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 01-05
-17.3% vs FV
KIM YAM ROAD
Aug 2025 · Floor 01-05
+2.8% vs FV
ROBERTSON QUAY
Aug 2025 · Floor 01-05
-18.7% vs FV
KILLINEY ROAD
Aug 2025 · Floor 01-05
-16.8% vs FV
ST. THOMAS WALK
Aug 2025 · Floor 06-10
+18.7% vs FV
INSTITUTION HILL
Aug 2025 · Floor 01-05
+13.3% 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.