Aspen Heights rent and sale price
D09 / Orchard, Cairnhill, River Valley
Address 261 River Valley Road Aspen Heights Singapore 238307
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Condominium, Non-Landed Properties 1,047 transactions 999-year leasehold from 1841 Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Aspen Heights
Aspen Heights is a 999-year leasehold condominium in D09 / Orchard, Cairnhill, River Valley. The page currently tracks 982 rentals and 65 sales. Aspen Heights is near FORT CANNING MRT STATION (DT20), about 0.44 km away.
For rent checks, start with the project median of $6,000 per month and compare it with the observed size-band range of $4,800 to $10,650. For sale checks, start with the median sale price of $3,020,000 and median sale PSF of $2,203 psf, then compare floor-band evidence from $2,930,000 to $3,369,000 and PSF from $2,122 psf to $2,236 psf.
- Typical rent is $6,000 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $3,020,000, with median sale PSF at $2,203 psf and total recorded sale value of $190.0M.
- Rent is down 6.3% over the last 3 months. Sale PSF is up 7.8% over the last 3 months.
Aspen Heights Market Position
How this project compares with the wider D09 market before you read the detailed tables.
Rent vs D09 +9.1%
Rents near district median
Aspen Heights's median rent is $6,000 compared with the D09 median of $5,500. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D09 -16.5%
Sale PSF below district median
Aspen Heights's median sale PSF is $2,203 psf versus the D09 median of $2,638 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.38%
Rent support near district screen
Gross yield is roughly 2.38% versus a D09 screen of 2.72%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 17.3% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -2.0%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 999-year leasehold
Leasehold comparison needed
999-year leasehold from 1841 matters most on sale price. Compare Aspen Heights against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Aspen Heights Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $6,000
Is the asking rent fair?
$5,700 to $6,300 is the first fair-rent band to check. Above $6,300 should have a visible reason.
Median sale PSF $2,203 psf
Is the purchase price fair?
$2,930,000 to $3,110,000 and $2,140 to $2,270 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $6,100
Are similar units renting for more?
3 bed and 1,300 to 1,400 sqft give the closest unit-size checks.
Rent stability 17.3% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -2.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run Aspen Heights numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $6,000/mo Test gross and net yield against typical rent. Buy vs rent $3.0M Compare ownership cost against renting. Mortgage $3.0M Estimate monthly payment from the sale price. Stamp duty $2,203 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Aspen Heights Project Facts
Project-level details from URA records and local enrichment.
Tenure 999-year leasehold from 1841
Property type Condominium, Non-Landed Properties
Sales 65 resale transactions
Total sold value $190.0M
Aspen Heights Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 982 Jun 2021 to May 2026
Sale transactions 65 Jun 2021 to May 2026
Rent trend -6.3% Last 3 months
Sale PSF trend 7.8% Last 3 months
Aspen Heights 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
Aspen Heights Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $6,300 267 rentals in view
Latest median sale PSF $2,527 psf 23 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 11 $6,300 2 $2,527 psf $3,345,000
Apr 2026 15 $6,600 0 - -
Mar 2026 20 $6,375 1 $2,492 psf $3,300,000
Feb 2026 15 $6,500 2 $2,374 psf $2,911,444
Jan 2026 17 $6,800 1 $2,370 psf $3,725,000
Dec 2025 16 $6,800 0 - -
Nov 2025 16 $6,000 0 - -
Oct 2025 10 $6,750 2 $2,312 psf $3,350,000
Sept 2025 12 $7,150 2 $2,279 psf $3,605,000
Aug 2025 17 $6,300 3 $2,311 psf $3,050,000
Jul 2025 19 $7,000 1 $2,417 psf $3,200,000
Jun 2025 18 $6,700 2 $2,260 psf $2,775,000
Projects Similar to Aspen Heights
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Watermark Robertson Quay 0.6 km away 444 transactions
- Median rent
- $5,800
- Median sale PSF
- $2,194 psf
- Median rent
- $5,800
- Median sale PSF
- $2,389 psf
- Median rent
- $6,000
- Median sale PSF
- $2,306 psf
- Median rent
- $5,500
- Median sale PSF
- $2,266 psf
- Median rent
- $5,800
- Median sale PSF
- $2,053 psf
- Median rent
- $5,200
- Median sale PSF
- $2,323 psf
Aspen Heights Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $4,800 $4,734 215
3 bed $6,100 $5,997 433
4 bed $7,400 $7,109 310
5 bed $10,650 $11,115 24
Aspen Heights Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $4,500 $4,390 91
900 to 1,000 sqft $3,600 $3,600 1
1,000 to 1,100 sqft $5,000 $4,866 64
1,100 to 1,200 sqft $5,300 $5,089 45
1,300 to 1,400 sqft $6,100 $5,930 387
1,400 to 1,500 sqft $5,675 $5,579 12
1,500 to 1,600 sqft $7,300 $7,053 300
1,600 to 1,700 sqft $7,000 $6,807 38
Aspen Heights Sale PSF 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 $2,930,000 $2,236 psf 25
11 to 15 $3,369,000 $2,122 psf 6
Aspen Heights Latest Transactions
Most recent URA rentals and sales 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 982 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $6,000
Rentals 982
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 $3,020,000 and $2,203 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $3,020,000
Median PSF $2,203 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 65 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $190.0M
Latest record May 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 URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
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?
Aspen Heights has a median monthly rent of $6,000 across 982 rentals.
What is the typical sale price at Aspen Heights?
The median sale price for Aspen Heights is $3,020,000, based on 65 sales on this page.
What is the median sale PSF at Aspen Heights?
The median sale price per square foot for Aspen Heights is $2,203 psf. The average sale PSF is $2,184 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 project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.