Condo data

Aspen Heights

River Valley Road999-year leaseholdURA data to Oct 2026

The development

Type
Condominium
Tenure
999-year leasehold from 1841, about 814 years left
Address
River Valley Road
District
District 9: Orchard, River Valley
Market segment
CCR (Core Central Region)
Deals on record
66 since Oct 2021: 0 new sales, 66 resales and sub sales

Prices at Aspen Heights by unit size

800 to 1,099 sqftS$2,490,000S$2,385 psf, 2 deals in 12 months
1,100 to 1,499 sqftS$3,300,000S$2,493 psf, 7 deals in 12 months
1,500 sqft and upS$3,725,000S$2,370 psf, 3 deals in 12 months

Median price by strata area, in the last 12 months. Bulk purchases of several units are left out.

Launch price vs resale, by year

YearNew sale psfResale psfDeals
2021-S$1,9785
2022-S$2,04410
2023-S$2,11710
2024-S$2,22614
2025-S$2,30415
2026-S$2,44412

Price by floor

FloorMedian psfDeals
01-05S$2,22436
06-10S$2,25024
11-15S$2,1486

Resales and sub sales since Oct 2021.

Latest transactions

MonthSizeFloorPriceType
Sept 20261,604 sqft01-05S$3,650,000
S$2,276 psf		Resale
Aug 20261,582 sqft11-15S$4,100,000
S$2,591 psf		Resale
Aug 20261,044 sqft01-05S$2,470,000
S$2,366 psf		Resale
Jun 20261,324 sqft01-05S$3,300,000
S$2,493 psf		Resale
Jun 20261,044 sqft06-10S$2,510,000
S$2,404 psf		Resale
May 20261,324 sqft06-10S$3,360,000
S$2,538 psf		Resale
May 20261,324 sqft06-10S$3,330,000
S$2,515 psf		Resale
Apr 20261,119 sqft01-05S$2,620,000
S$2,340 psf		Resale
Mar 20261,324 sqft01-05S$3,300,000
S$2,493 psf		Resale
Feb 20261,119 sqft06-10S$2,532,888
S$2,263 psf		Resale
Feb 20261,324 sqft01-05S$3,290,000
S$2,485 psf		Resale
Jan 20261,572 sqft01-05S$3,725,000
S$2,370 psf		Resale
Oct 20251,324 sqft01-05S$3,150,000
S$2,379 psf		Resale
Oct 20251,582 sqft01-05S$3,550,000
S$2,244 psf		Resale
Sept 20251,582 sqft01-05S$3,680,000
S$2,326 psf		Resale
Sept 20251,582 sqft01-05S$3,530,000
S$2,231 psf		Resale
Aug 20251,119 sqft06-10S$2,700,000
S$2,412 psf		Resale
Aug 20251,335 sqft06-10S$3,050,000
S$2,285 psf		Resale
Aug 20251,324 sqft06-10S$3,060,000
S$2,311 psf		Resale
Jul 20251,324 sqft01-05S$3,200,000
S$2,417 psf		Resale

Showing the latest 20 of 66 caveats lodged since Oct 2021.

Rent at Aspen Heights

2-bedroomS$5,000a month, median of 33 leases, S$4,300 to S$6,100
3-bedroomS$6,300a month, median of 81 leases, S$5,400 to S$8,200
4-bedroomS$7,500a month, median of 59 leases, S$6,500 to S$8,500
5-bedroomS$11,850a month, median of 4 leases, S$11,000 to S$12,500

The median rent in Q2 2026 was S$4.76 psf a month (the middle half of leases ran S$4.65 to S$4.99). Against the median sale price that is a gross yield of about 2.3% before maintenance, property tax and vacancy.

Rental contracts filed with URA over the last four quarters, and URA's quarterly median rent per square foot.

Thinking of buying here?

QuizCan you afford a condo after selling your HDB?Your maximum price and the condos that fit itQuizCondo, EC or resale HDB?What you're eligible for and what suits you best

What is your unit at Aspen Heights worth?

Tell us your unit size and floor. We'll reply with a valuation range from the latest deals here and in nearby projects, and what a sale would leave you after your loan and CPF refund.

We'll reply on WhatsApp. Your details go only to our agent and are never sold. See our privacy notice.

Ask on WhatsApp instead

Common questions

How much is a unit at Aspen Heights?

Units at Aspen Heights sold for a median S$3,300,000 (S$2,444 psf) in the last 12 months. The most traded size, 1,100 to 1,499 sqft, went for a median S$3,300,000, from S$2,532,888 to S$3,360,000. Floor, facing, stack and renovation explain most of the gap.

What rent can I get at Aspen Heights?

2-bedroom units rented for a median S$5,000 a month (33 leases); 3-bedroom units rented for a median S$6,300 a month (81 leases); 4-bedroom units rented for a median S$7,500 a month (59 leases); 5-bedroom units rented for a median S$11,850 a month (4 leases), from rental contracts filed with URA between Q4 2025 and Q3 2026.

How many years are left on the lease at Aspen Heights?

Aspen Heights is a 999-year leasehold that started in 1841, so about 814 years are left. Banks and CPF start to limit loans once fewer than 60 years remain.

What is my unit at Aspen Heights worth?

Recent deals at Aspen Heights for the same size and floor band are the best guide. Send us your unit size and floor and we'll reply with a valuation range on WhatsApp.

Condos near Aspen Heights

All condos in District 9 · All districts

Source: URA private residential transactions (caveats lodged from Oct 2021 to Oct 2026) and rental contracts, via the URA Data Service. Not every sale lodges a caveat, so some deals may be missing. Prices are what buyers paid; your unit's value depends on its floor, facing, stack and condition.