Projects
ASPEN HEIGHTS
D09 / Orchard, Cairnhill, River Valley
Address 261 RIVER VALLEY ROAD ASPEN HEIGHTS SINGAPORE 238307
Open map
Condominium, Non-Landed Properties 1,018 transactions 999-year leasehold from 1841 Updated Feb 2026
Property image pending
Project read
Quick summary about ASPEN HEIGHTS
Aspen Heights is a 999-year leasehold from 1841 condominium, non-landed properties in D09 / Orchard, Cairnhill, River Valley. Aspen Heights currently has 955 rental contracts and 63 sale transactions, covering May 2021 to Feb 2026.
- Typical rent is $6,000 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $2,970,000, with median sale PSF at $2,199 psf and total recorded sale value of $183.3M.
- Rent is down 3.7% over the last 3 months. Sale PSF is up 2.7% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure 999-year leasehold from 1841
Property type Condominium, Non-Landed Properties
Sale records 63 resale transactions
Total sold value $183.3M
Data coverage
URA records on this page start May 2021 and run through Feb 2026.
Rental contracts 955 May 2021 to Feb 2026
Sale transactions 63 May 2021 to Feb 2026
Rent trend -3.7% Last 3 months
Sale PSF trend 2.7% Last 3 months
Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
FORT CANNING MRT STATION (DT20) 0.44 km away
SOMERSET MRT STATION 0.69 km away
SOMERSET MRT STATION (NS23) 0.69 km away
Schools nearby
RIVER VALLEY PRIMARY SCHOOL 0.55 km away
CHATSWORTH INTERNATIONAL SCHOOL (ORCHARD CAMPUS) 0.92 km away
OUTRAM SECONDARY SCHOOL 0.95 km away
ST. MARGARET'S SCHOOL (PRIMARY) 1.22 km away
Amenities
UE SHOPPING MALL Mall / retail · 0.3 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 0.84 km away
ALEXANDRA PARK CONNECTOR Park / green link · 1.8 km away
HAWKER CENTRE (BLK 1 JALAN KUKOH) Food centre · 0.68 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $6,350 278 rental contracts in view
Latest median sale PSF $2,492 psf 23 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Feb 2026 19 $6,350 1 $2,492 psf $3,300,000
Jan 2026 15 $6,500 2 $2,374 psf $2,911,444
Dec 2025 17 $6,800 1 $2,370 psf $3,725,000
Nov 2025 16 $6,800 0 - -
Oct 2025 16 $6,000 0 - -
Sept 2025 10 $6,750 2 $2,312 psf $3,350,000
Aug 2025 12 $7,150 2 $2,279 psf $3,605,000
Jul 2025 17 $6,300 3 $2,311 psf $3,050,000
Jun 2025 19 $7,000 1 $2,417 psf $3,200,000
May 2025 18 $6,700 2 $2,260 psf $2,775,000
Apr 2025 8 $6,800 1 $2,236 psf $1,974,000
Mar 2025 16 $6,750 1 $2,304 psf $3,050,000
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold WATERMARK ROBERTSON QUAY 0.6 km away 431 transactions
- Median rent
- $5,800
- Median sale PSF
- $2,189 psf
- Median rent
- $5,800
- Median sale PSF
- $2,389 psf
- Median rent
- $5,500
- Median sale PSF
- $2,256 psf
- Median rent
- $6,000
- Median sale PSF
- $2,306 psf
- Median rent
- $5,800
- Median sale PSF
- $2,051 psf
- Median rent
- $5,200
- Median sale PSF
- $2,323 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $4,800 $4,729 211
3 bed $6,050 $5,977 416
4 bed $7,400 $7,100 305
5 bed $10,500 $11,120 23
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $4,500 $4,387 90
900 to 1,000 sqft $3,600 $3,600 1
1,000 to 1,100 sqft $5,000 $4,863 62
1,100 to 1,200 sqft $5,275 $5,080 44
1,300 to 1,400 sqft $6,000 $5,905 371
1,400 to 1,500 sqft $5,675 $5,579 12
1,500 to 1,600 sqft $7,300 $7,048 295
1,600 to 1,700 sqft $7,000 $6,775 37
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,955,000 $2,183 psf 34
06 to 10 $2,880,000 $2,213 psf 23
11 to 15 $3,369,000 $2,122 psf 6
Latest transactions
Most recent URA rental contracts and sale transactions for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
ASPEN HEIGHTS shows a typical monthly rent of $6,000 across 955 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $6,000
Rental contracts 955
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at ASPEN HEIGHTS point to a typical sale price of $2,970,000 and $2,199 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $2,970,000
Median PSF $2,199 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 999-year leasehold from 1841 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. ASPEN HEIGHTS has 63 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $183.3M
Latest update Feb 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D09 to compare ASPEN HEIGHTS against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
ASPEN HEIGHTS FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at ASPEN HEIGHTS?
Based on the URA rental records currently loaded for ASPEN HEIGHTS, the median monthly rent is $6,000 across 955 rental contracts.
What is the typical sale price at ASPEN HEIGHTS?
The median sale price for ASPEN HEIGHTS is $2,970,000, based on 63 URA sale transactions in the local dataset.
What is the median sale PSF at ASPEN HEIGHTS?
The median sale price per square foot for ASPEN HEIGHTS is $2,199 psf. The average sale PSF is $2,173 psf.
Is ASPEN HEIGHTS freehold or leasehold?
ASPEN HEIGHTS is listed as 999-year leasehold from 1841. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is ASPEN HEIGHTS located?
ASPEN HEIGHTS is located at 261 RIVER VALLEY ROAD ASPEN HEIGHTS SINGAPORE 238307 in D09 / Orchard, Cairnhill, River Valley.
How current is the ASPEN HEIGHTS transaction data?
The URA records on this page start from May 2021 and run through Feb 2026. The page is rebuilt after local data refresh runs.