Rent vs D09 +13.8%
Rents above district median
Aspen Heights's latest 12-month median rent is $6,600 compared with the D09 median of $5,800 for the same period. Use this district check before narrowing by bedroom and area band.
Aspen Heights rent and sale price
D09 / Orchard, Cairnhill, River Valley
Address 261 River Valley Road Aspen Heights Singapore 238307
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Quick summary about Aspen Heights
Aspen Heights is a 999-year leasehold condominium in D09 / Orchard, Cairnhill, River Valley. The page currently tracks 994 rentals and 67 sales. Aspen Heights is near FORT CANNING MRT STATION (DT20), about 0.44 km away.
For rent checks, start with the latest 12-month median of $6,600 per month and compare it with the full-history size-band range of $4,800 to $10,650. For sale checks, start with the latest 12-month median sale price of $3,315,000 and median sale PSF of $2,392 psf, then compare full-history floor-band evidence from $2,905,000 to $3,369,000 and PSF from $2,122 psf to $2,240 psf.
- Latest 12M median rent is $6,600 per month from 180 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $3,315,000, with median sale PSF at $2,392 psf from 12 sales.
- Rent is up 1.5% over the last 3 months. Sale PSF is up 5.1% over the last 3 months.
Aspen Heights Market Brief
Compare the project with D09 across rent, sale PSF, tenure and transaction activity.
Compared with D09
Sale PSF vs D09 -17.6%
Sale PSF below district median
Aspen Heights's latest 12-month median sale PSF is $2,392 psf versus the D09 median of $2,904 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.39%
Rent support near district screen
Gross yield is roughly 2.39% versus a D09 screen of 2.67%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 17.2% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity +0.0%
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.
Before you decide
Latest 12M median rent $6,600
Is the asking rent fair?
$6,250 to $6,950 is the first fair-rent band to check. Above $6,950 should have a visible reason.
Latest 12M median sale PSF $2,392 psf
Is the purchase price fair?
$3,220,000 to $3,410,000 and $2,320 to $2,460 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $6,150
Are similar units renting for more?
3 bed and 1,300 to 1,400 sqft give the closest unit-size checks.
Rent stability 17.2% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume +0.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
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 67 resale transactions
Total sold value $195.8M
Aspen Heights Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 994 Jun 2021 to Jun 2026
Sale transactions 67 Jun 2021 to Jun 2026
Rent trend 1.5% Last 3 months
Sale PSF trend 5.1% 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 $6,850 264 rentals in view
Latest median sale PSF $2,448 psf 23 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 11 $6,850 2 $2,448 psf $2,905,000
May 2026 12 $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
Projects Similar to Aspen Heights
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2014 Cairnhill Nine 1.1 km away 602 transactions
- Median rent
- $6,500
- Median sale PSF
- $2,497 psf
- Median rent
- $5,800
- Median sale PSF
- $2,410 psf
- Median rent
- $6,800
- Median sale PSF
- $2,342 psf
- Median rent
- $5,800
- Median sale PSF
- $2,199 psf
- Median rent
- $6,200
- Median sale PSF
- $1,872 psf
- Median rent
- $6,300
- Median sale PSF
- $1,876 psf
Aspen Heights Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $4,800 $4,738 216
3 bed $6,150 $6,002 439
4 bed $7,400 $7,121 315
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 $5,098 46
1,300 to 1,400 sqft $6,100 $5,936 393
1,400 to 1,500 sqft $5,675 $5,579 12
1,500 to 1,600 sqft $7,300 $7,066 305
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 $2,960,000 $2,198 psf 35
06 to 10 $2,905,000 $2,240 psf 26
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 latest 12-month median monthly rent of $6,600 across 180 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $6,600
Rentals in period 180
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
Latest 12M sales at Aspen Heights show a median price of $3,315,000 and $2,392 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $3,315,000
Latest 12M median PSF $2,392 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 67 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $195.8M
Latest record Jun 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.
Run Aspen Heights numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $6,600/mo Test gross and net yield against typical rent. Buy vs rent $3.3M Compare ownership cost against renting. Mortgage $3.3M Estimate monthly payment from the sale price. Stamp duty $2,392 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 latest 12-month median monthly rent of $6,600 across 180 rentals in that period.
What is the typical sale price at Aspen Heights?
The latest 12-month median sale price for Aspen Heights is $3,315,000, based on 12 sales in that period.
What is the median sale PSF at Aspen Heights?
The latest 12-month median sale price per square foot for Aspen Heights is $2,392 psf. The average for the same period is $2,395 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.