Aspen Heights
Units at Aspen Heights sold at a median of S$2,450 per square foot over the six months to Sep 2026, from 8 sales lodged with URA.
At the 8 other freehold or 999-year condos within 1 km that sold in the past year, the same six-month median runs from S$2,210 to S$3,150 psf, across all unit sizes.
Free account, no card. Your price carries over.
A link to a single Aspen Heights unit that’s for sale on PropertyGuru, CommercialGuru or 99.co — the unit, not a project or overview page.
https://www.propertyguru.com.sg/listing/for-sale-aspen-heights-500189657
Aspen Heights units for sale, against recent transactions
No unit here is asking below recent sales of similar-sized units in this building. We could compare 5 of the units on sale.
We compare each unit on sale with recent sales of similar-sized units in the same building. A size only counts if there have been at least five sales of it, so unusual sizes are left out.
Aspen Heights at a glance
The same facts as the table below, drawn. Nothing modelled.
© contributors | Singapore Land AuthorityAspen Heights review — what the record shows
Observed facts from public records — including sale and rental caveats lodged with the Urban Redevelopment Authority (URA). No account needed; every figure carries the date of the evidence behind it.
All observed facts
Lease, tenure and size
- Address
- 261 River Valley Road
- Postal code
- 238307
- Remaining lease
- 814 years
- Tenure
- 999-year leasehold
- Lease started
- 1841
- Market segment
- CCR
- Unit sizes
- 882–1,625 sq ft
Transacted prices
- Units for sale now
- 9
- Sales in the last 24 months (URA caveats)
- 32
- Caveats span
- Aug 2021 → Sep 2026
© contributors | Singapore Land AuthorityNearest MRT, buses and parking
- Nearest MRT
- Fort CanningDT20 · 4 min walk · 5 within 1 km
- Next-nearest MRT
- SomersetNS23 · 0.7 km
- Nearest bus stop
- Opp Mohd Sultan Rd (River Valley Rd) · 169 m · 7 within 400 m
- Bus services there (4)
- 32, 54, 139, 195
- Public parking nearby (URA)
- Mohd Sultan Rd - River Valley Rd Off St · 90 m · 18 car lots · $0.60 per 30 mins
- Season parking there
- S$80/month
Hawker centres, schools and shops nearby
- Primary schools within 1 km
- 1 · River Valley Primary School
- Nearest preschool
- Cambridge @ River Valley · 143 m
- Nearest hawker centre
- Jalan Kukoh Blk 1 (Kukoh 21 Food Centre) · 680 m · 1 within 1 km
- Next-nearest hawker centre
- New Market Road Blk 32 (People's Park Food Centre) · 1.1 km
- Nearest supermarket
- The Butcher ( ) (11 Mohamed Sultan Road) · 102 m · 6 within 1 km
- Nearest wet market
- Hong Lim Market & Food Centre · 1.1 km
- Nearest shopping mall
- Ue Shopping Mall · 303 m · 13 within 1 km
- Nearest park
- Jubilee Park (Fcp) · 460 m · 12 within 1 km
- Next-nearest park
- The Foothills Fort Canning Park · 587 m
MCST and managing agent
- MCST number
- 2532
- Strata lots under this MCST
- 609
Evidence updated Sep 2026 · page last changed 06-10-2026
These are URA public car parks, not the building’s own car park. Rates as published by URA, read 15-09-2026. Source: URA, under the Singapore Open Data Licence.
What Aspen Heights rents for
The median rent at Aspen Heights is S$6,500 a month, from 186 leases signed in the 12 months to Aug 2026.
- Median rent · per sq ft
- S$4.80 psf/month · middle half S$4.60–5.05
- Median rent · whole unit
- S$6,500 a month
- Leases behind these figures
- 186 lodged with URA in the 12 months to Aug 2026
- Gross yield
- 2.35%
What 2-bedroom units at Aspen Heights rented for
| Period | Leases | Typical rent |
|---|---|---|
| Jun–Aug 2026 | 7 | S$5,100 a month |
| Mar–May 2026 | 10 | S$4,950 a monthmiddle half S$4,800–5,500 |
| Dec 2025–Feb 2026 | 9 | S$4,700 a month |
| Sep–Nov 2025 | 10 | S$5,300 a monthmiddle half S$5,000–5,300 |
What 3-bedroom units at Aspen Heights rented for
| Period | Leases | Typical rent |
|---|---|---|
| Jun–Aug 2026 | 28 | S$6,300 a monthmiddle half S$6,100–6,500 |
| Mar–May 2026 | 26 | S$6,300 a monthmiddle half S$6,200–6,600 |
| Dec 2025–Feb 2026 | 19 | S$6,500 a monthmiddle half S$6,250–6,700 |
| Sep–Nov 2025 | 13 | S$6,500 a monthmiddle half S$6,200–7,000 |
What 4-bedroom units at Aspen Heights rented for
| Period | Leases | Typical rent |
|---|---|---|
| Jun–Aug 2026 | 18 | S$7,600 a monthmiddle half S$7,200–7,950 |
| Mar–May 2026 | 9 | S$7,900 a month |
| Dec 2025–Feb 2026 | 21 | S$7,500 a monthmiddle half S$7,300–7,800 |
| Sep–Nov 2025 | 14 | S$7,700 a monthmiddle half S$7,500–8,200 |
Floor plans and unit sizes at Aspen Heights
Units at Aspen Heights run from 882 to 1,625 sq ft in the transacted record.
About Aspen Heights
Aspen Heights is a 999-year leasehold condominium at 261 River Valley Road, in District 9 (Orchard / River Valley), with about 814 years left on its lease. Fort Canning MRT is a 4-minute walk on routed footpaths, with Somerset 0.7 km out, and 7 bus stops within 400 m. Within 1 km: 1 primary school, 1 hawker centre, 6 supermarkets and 12 parks. 32 sales have been lodged with URA here in the past 24 months, out of a transaction record running from Aug 2021 to Sep 2026, at sizes from 882 to 1,625 sq ft, and signed leases put the median rent at S$4.80 psf a month. 9 units are on the market here right now. Page last updated 06-10-2026.
Frequently asked
What do units at Aspen Heights sell for?
Over the six months to Sep 2026, 8 units sold at a median of S$2,450 per square foot. The median rent over the 12 months to Aug 2026 is S$6,500 a month. Prices differ by size and floor, so check a specific price above.
Is S$2,450 psf a fair price at Aspen Heights?
It is the middle of what sold here in the six months to Sep 2026. A price well above it needs a reason you can see — a higher floor, a better stack. Put your price in the box above and we read it against similar-sized sales in this building.
How many years are left on Aspen Heights's lease?
About 814 years remaining, as of 06-10-2026.
How far is Aspen Heights from an MRT station?
The nearest station is Fort Canning, about 4 minutes' walk on a routed path. The next-nearest station is Somerset, about 0.7 km away.
Is public transport convenient at Aspen Heights?
7 bus stops sit within 400 m, the closest being Opp Mohd Sultan Rd (River Valley Rd) (about 169 m away).
Where is the nearest hawker centre to Aspen Heights?
Jalan Kukoh Blk 1 (Kukoh 21 Food Centre) (about 680 m away).
Is there a park near Aspen Heights?
Yes — the nearest is Jubilee Park (Fcp) (about 460 m away), one of 12 within 1 km.
Where do you buy groceries near Aspen Heights?
The Butcher ( ) (11 Mohamed Sultan Road), about 102 m away, one of 6 within 1 km. The nearest wet market is Hong Lim Market & Food Centre, about 1142 m away.
Is there a shopping mall near Aspen Heights?
Yes — Ue Shopping Mall, about 303 m away, one of 13 within 1 km.
Which primary schools are within 1 km of Aspen Heights?
1 — River Valley Primary School.
How many units have sold recently at Aspen Heights?
32 sales have been lodged with the Urban Redevelopment Authority (URA) over the past 24 months, out of a transaction record running from Aug 2021 to Sep 2026.
What unit sizes does Aspen Heights have?
Recorded units range from 882 to 1,625 sq ft.
What is the address of Aspen Heights?
261 River Valley Road, Singapore 238307.
Is there parking near Aspen Heights?
The nearest public car park is Mohd Sultan Rd - River Valley Rd Off St, about 90 m away. It is run by URA and has 18 car lots, charging $0.60 per 30 mins on a weekday, S$80/month for a season pass — public parking, not the building's own car park.
Are there units for sale at Aspen Heights?
9 units are on the market at Aspen Heights right now, counted from the listings PriceVero tracks. We are not an estate agency and take no commission; paste a unit’s listing link above to check its price.
Is there a review of Aspen Heights?
This page carries no user reviews and no agent commentary — what it shows is the transacted record for Aspen Heights, the lease, the amenities measured from the building, and a PriceVero building rating of B on an A–E scale.
Does Aspen Heights have a PriceVero rating?
Yes. Aspen Heights carries a PriceVero building rating of B on an A–E scale. A price gets its own reading — low, in line or high: paste a unit’s listing link above.
What does a unit at Aspen Heights rent for?
The median rent at Aspen Heights is S$6,500 a month, from 186 leases signed in the 12 months to Aug 2026. That is S$4.80 per square foot a month, with the middle half of leases between S$4.60 and S$5.05.
Where do the rent figures for Aspen Heights come from?
These are signed leases, not asking rents: tenancy agreements lodged with the Urban Redevelopment Authority (URA). Whole units only — room rentals are not counted, because Singapore has no public register of room rents.
Where can I see rental transactions for Aspen Heights?
The tables under "What Aspen Heights rents for" summarise rental transactions at Aspen Heights by bedroom count: tenancy agreements lodged with the Urban Redevelopment Authority (URA), grouped into three-month periods. A period with fewer than five leases shows no figures, the middle half of leases is shown from ten, and rents are rounded to the nearest S$50. No single lease is shown. To see how a rent you have been quoted compares, use the rent check on the price check page.
Nearby & similar projects
The 8 rated condos and apartments nearest Aspen Heights on the map above, numbered to match.