Home Room Rental All D09 - Orchard / River Valley common roomCommon Room (Condo) for Rent in Aspen Heights

Common Room (Condo) for Rent in Aspen Heights

261 River Valley Road 238307, Institution Hill, Central Region, Singapore

$990

Added 14 days ago

CondoFor room_rental

Area: 100 sqft

Market Price· Fairly priced

+6View all

Property Details

Property IDHGisSrYDJoSwJeYByQJZd7

PriceS$990/month

Property TypeCondo

StatusFor Room Rental

Room Typecommon room

Built Area100 sqft

PSF

S$10

Year Built1998

Furnished StatusFully furnished

Description

1 Pax: $900 Utilities All Included. All rooms come with additional $60 monthly Maintenance 1 time $55 Cleaning Fee 1 time $33 Admin Fee Free Use of Facilities. Quiet Environment.

Features & Amenities

Sauna

Bed

Swimming pool

Bbq

Jacuzzi

Tennis court

Stove

Clubhouse

Parking

Playground

Aircon

Squash court

Washer

Fridge

Dryer

Gym

Mini mart

Closet

Wading pool

Security

Nearby Locations

The following locations are within radius of this property, with distance shown in kilometers.

Schools

River Valley Primary School0.45km

Location

261 River Valley Road 238307, Institution Hill, Central Region, Singapore

Loading map...

Total Transactions

Average Price

S2.9M

Total Value

S219.1M

Sales Timeline

Property Value Estimate

Estimated sale value based on 64 URA transactions

Fair Value

S$224,500

S$2,245 psf

Asking Price

S$990

S$10 psf

Listing Type

Rental

Sale value shown for reference

vs Last Done

-99.6%

Good Deal

Tenure

Freehold

No lease decay

Confidence

High

64 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 comps

Nearest MRT

Fort Canning

470m away · +3% premium

URA PSF Trendline vs Listing Price

Hedonic Adjustment Breakdown

Base URA PSF

64 comparable transactions

S$2,180

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

Adjusted Fair Value PSF

S$2,245

Recent Comparable Transactions

10 shown · 64 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 +2.9% 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 +2.9% 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 +7.7% vs FV	999 yrs lease commencing from 1841
Jun 2025	RIVER VALLEY ROAD Floor 01-05	883sqft	S$2,050,000	▲S$2,323 +3.5% 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 -2.1% vs FV	999 yrs lease commencing from 1841
May 2025	RIVER VALLEY ROAD Floor 06-10	883sqft	S$1,974,000	▼S$2,236 -0.4% 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 +2.6% 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 -2.0% 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 +6.0% 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 +1.6% 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 +6.6% vs FV	999 yrs lease commencing from 1841

Last Done

RIVER VALLEY ROAD

Aug 2025 · Floor 06-10

▲S$2,311 psf

+2.9% vs FV

1,324 sqftS$3,060,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Aug 2025 · Floor 06-10

▲S$2,311 psf

+2.9% vs FV

1,324 sqftS$3,060,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Jul 2025 · Floor 01-05

▲S$2,417 psf

+7.7% vs FV

1,324 sqftS$3,200,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Jun 2025 · Floor 01-05

▲S$2,323 psf

+3.5% vs FV

883 sqftS$2,050,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Jun 2025 · Floor 06-10

▼S$2,197 psf

-2.1% vs FV

1,593 sqftS$3,500,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

May 2025 · Floor 06-10

▼S$2,236 psf

-0.4% vs FV

883 sqftS$1,974,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Apr 2025 · Floor 06-10

▲S$2,304 psf

+2.6% vs FV

1,324 sqftS$3,050,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Mar 2025 · Floor 06-10

▼S$2,199 psf

-2.0% vs FV

1,582 sqftS$3,480,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Mar 2025 · Floor 06-10

▲S$2,379 psf

+6.0% vs FV

1,324 sqftS$3,150,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Jan 2025 · Floor 06-10

▲S$2,281 psf

+1.6% vs FV

1,324 sqftS$3,020,000999 yrs lease commencing from 1841

RIVER VALLEY ROAD

Dec 2024 · Floor 06-10

▲S$2,394 psf

+6.6% vs FV

1,044 sqftS$2,500,000999 yrs lease commencing from 1841

Below Fair Value

Above Fair Value

FV: S$2,245 psf

HELIOS AI Analysis

Based on 64 URA transactions (0 outliers removed), adjusted for: MRT Fort Canning 470m away (+3%)

⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.

Calculating fair value from URA transaction data…

Mark Ho

License: L3002382K

Common Room (Condo) for Rent in Aspen Heights

IMAGES GALLERY

Property Details

Description

Nearby Locations

Schools

Location

Sales Timeline

Property Value Estimate

Mark Ho

Similar Properties

Property Value Estimate