Most Singapore homeowners would have heard the saying that property is a hedge against inflation. It sounds straightforward: when the cost of everything goes up, property prices should go up too. There is some truth to this, but the actual relationship is much more interesting. Inflation can support property values over the long term because […]
Property Project Intelligence
ASPEN HEIGHTS
RIVER VALLEY ROAD
440 mFORT CANNING MRT STATION
$3.3MMedian transacted price
11Transactions in latest 12 months
1,201–1,500 sqftMost popular unit size
ASPEN HEIGHTS Market Snapshot
▼ -2.0%
From 12-Month High
Peak: Jan 2026Based on latest 12 months
▲ +25.6%
From 12-Month Low
Low: Jun 2026Based on latest 12 months
▲ +6.7%
Vs District Median PSF
Above District 9 medianBased on latest 12 months
▲ +12.0%
Vs CCR Median PSF
Above CCR medianBased on latest 12 months
—
12M Turnover Rate
Total units unavailable
Latest 12-month sales
11
Up to latest imported transaction
Median transacted price
$3.3M
Latest 12 months
Median PSF
$2,485
Latest 12 months
Typical recorded price range
$2.53M – $3.65M
20th to 80th percentile
Latest transacted price
$3.65M
1,604 sqft · 1 Sep 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
ASPEN HEIGHTS Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jul 2021 to Sep 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Nov 2025 to Oct 2026.
Most popular unit size1,201–1,500 sqft
Median Sold Size1,324 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
Recent Transactions by Unit Size
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-08 | 1 | $2.47M | $2.47M | $2.47M | $2,366 |
| 2026-06 | 1 | $2.51M | $2.51M | $2.51M | $2,404 |
| 2026-02 | 1 | $2.53M | $2.53M | $2.53M | $2,263 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-08 | Condo | 01 to 05 | 1,044 sqft | $2,366 | $2.47M |
| 2026-06 | Condo | 06 to 10 | 1,044 sqft | $2,404 | $2.51M |
| 2026-02 | Condo | 06 to 10 | 1,119 sqft | $2,263 | $2.53M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $3.3M | $3.3M | $3.3M | $2,492 |
| 2026-05 | 2 | $3.35M | $3.33M | $3.36M | $2,527 |
| 2026-03 | 1 | $3.3M | $3.3M | $3.3M | $2,492 |
| 2026-02 | 1 | $3.29M | $3.29M | $3.29M | $2,485 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | Condo | 01 to 05 | 1,324 sqft | $2,492 | $3.3M |
| 2026-05 | Condo | 06 to 10 | 1,324 sqft | $2,538 | $3.36M |
| 2026-05 | Condo | 06 to 10 | 1,324 sqft | $2,515 | $3.33M |
| 2026-03 | Condo | 01 to 05 | 1,324 sqft | $2,492 | $3.3M |
| 2026-02 | Condo | 01 to 05 | 1,324 sqft | $2,485 | $3.29M |
1501 – 2000 sqft Average Price Trend
1501 – 2000 sqft Transaction Volume
1501 – 2000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $3.65M | $3.65M | $3.65M | $2,276 |
| 2026-08 | 1 | $4.1M | $4.1M | $4.1M | $2,591 |
| 2026-01 | 1 | $3.73M | $3.73M | $3.73M | $2,370 |
1501 – 2000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-09 | Condo | 01 to 05 | 1,604 sqft | $2,276 | $3.65M |
| 2026-08 | Condo | 11 to 15 | 1,582 sqft | $2,591 | $4.1M |
| 2026-01 | Condo | 01 to 05 | 1,572 sqft | $2,370 | $3.73M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
ASPEN HEIGHTS Location & Nearby Amenities
Explore ASPEN HEIGHTS and nearby amenities. Distances shown are straight-line estimates from the property.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
ASPEN HEIGHTS Nearby Amenities
Closest amenities from ASPEN HEIGHTS. Distances are straight-line estimates.
MRT / LRT
- FORT CANNING MRT STATION440 mDT20Downtown Line
- SOMERSET MRT STATION670 mNS23North-South Line
- DHOBY GHAUT MRT STATION740 mNS24North-South Line
Bus Interchanges
- Bukit Merah Bus Interchange3.0 kmBt Merah Ctrl
Shopping Malls
- Riverside Point680 mMerchant Road
- Orchard Central700 mOrchard Road
- Orchard Gateway720 mOrchard Road
- CQ @ Clarke Quay750 m3 River Valley Rd, Singapore 179024
Primary Schools
- RIVER VALLEY PRIMARY SCHOOL550 mRIVER VALLEY GREEN
- ST. MARGARET'S SCHOOL (PRIMARY)1.2 kmSOPHIA ROAD
- ANGLO-CHINESE SCHOOL (JUNIOR)1.6 kmWINSTEDT ROAD
- ALEXANDRA PRIMARY SCHOOL1.9 kmPRINCE CHARLES CRESCENT
Secondary Schools
- SCHOOL OF THE ARTS, SINGAPORE1.0 kmZUBIR SAID DRIVE
- GAN ENG SENG SCHOOL2.0 kmHENDERSON ROAD
Post-Secondary
- CATHOLIC JUNIOR COLLEGE3.4 kmWHITLEY ROAD
- ST. JOSEPH'S INSTITUTION3.5 kmMALCOLM ROAD
- DUNMAN HIGH SCHOOL4.7 kmTANJONG RHU ROAD
MOE Kindergartens
- MOE KINDERGARTEN @ ALEXANDRA1.9 kmPRINCE CHARLES CRESCENT
Childcare Centres
- Cambridge @ River Valley Pte. Ltd.120 mRIVER VALLEY ROAD
- The Orange Tree (RV) Pte Ltd210 mKIM YAM ROAD
- SUPERLAND PRE-SCHOOL (RV) PTE. LTD.330 mRIVER VALLEY ROAD
- SUPERLAND PRE-SCHOOL (UE SQUARE) PTE. LTD.330 mCLEMENCEAU AVENUE
Infant Care Centres
- PCF SPARKLETOTS PRESCHOOL @ KRETA AYER-KIM SENG BLK 79 (EY)1.4 kmINDUS ROAD
Kindergartens
- COCO-RO LEARNING HOUSE530 mDEVONSHIRE ROAD
- York International River Valley790 mKIM SENG ROAD
- KAY POH ROAD BAPTIST KINDERGARTEN1.3 kmKAY POH ROAD
- MapleBear Gracefields Pte Ltd2.0 kmONE TREE HILL
Hawker Centres
- Jalan Kukoh Blk 1 (Kukoh 21 Food Centre)700 mJalan Kukoh
- New Market Road Blk 32 (People's Park Food Centre)1.1 kmNew Market Road
- Zion Riverside Food Centre1.1 kmZion Road
Supermarkets
- Luna Supermark110 mRiver Valley Road
- Cold Storage310 mKim Yam Road
- Cold Storage320 mClemenceau Avenue
- FairPrice430 mKilliney Road, Orchard Grand Court
Hospitals
- MOUNT ELIZABETH HOSPITAL1.3 kmMOUNT ELIZABETH
- SINGAPORE GENERAL HOSPITAL1.8 kmOUTRAM ROAD
Polyclinics
- Outram Polyclinic1.6 kmSecond Hospital Avenue
- Bukit Merah Polyclinic2.9 kmBukit Merah Central
Parks
- JUBILEE PARK (FCP)450 m
- THE FOOTHILLS FORT CANNING PK580 m
- ISTANA PK630 m
Libraries
- Orchard Library680 mOrchard Road
- National Archives of Singapore840 mCanning Rise
Community Clubs
- imPAct@Hong Lim Green1.1 kmUpper Pickering Street
- Kim Seng CC1.3 kmHavelock Road
Sport Facilities
- Yan Kit Playfield2.0 kmYan Kit Road
- Delta Sport Centre2.4 kmTiong Bahru Road
- Jalan Besar Sport Centre2.8 kmTyrwhitt Road
Featured Listings
Properties currently available through Homy, with priority given to listings in ASPEN HEIGHTS.
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For Sale 1 / 16 Condo D27
Skies Miltonia, New 3-Storey Penthouses for Sale
$2,600,000
MILTONIA CLOSE99 YearsBuilt 2016
- 3 Bed
- 4 Bath
- 2,562 ft²
- $1,015 psf
For Sale 1 / 21 Condo D6
EDEN RESIDENCES CAPITOL – Luxury 3 Bedroom Developer sale
$11,980,000
STAMFORD ROAD99 YearsBuilt 2015
- 3 Bed
- 5 Bath
- 3,003 ft²
- $3,989 psf
For Sale 1 / 29 Condo D1
V on Shenton Luxury Penthouse for Sale
$18,800,000
SHENTON WAY99 Years
- 4 Bed
- 7 Bath
- 6,200 ft²
- $3,032 psf
For Sale 1 / 9 Landed D28
Belgravia Ace, Brand New Freehold Semi-D for Sale
$5,300,000
BELGRAVIA DRIVEFreeholdBuilt 2028
- 5 Bed
- 4 Bath
- 4,370 ft²
- $1,213 psf
ASPEN HEIGHTS Market Position & Nearby Transactions
How ASPEN HEIGHTS compares with District 9 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$2,48511 project sales
District 9 Median PSF$2,330Median across district projects with recorded sales
Difference vs District+6.7%Above district median
Transactions Within 1 km44Recorded in the latest 12 months
Position Within District 9
ASPEN HEIGHTS is more affordable than 37% of District 9 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
104of 165 District 9 projects with recorded sales
District reference range$1,790 – $3,077 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| OXLEY EDGE | 142 m | 201610 yrs old | 45 | 0 | — |
| RV POINT | 147 m | — | 36 | 0 | — |
| ROBERTSON EDGE | 147 m | 200818 yrs old | 70 | 2 | $2,165 |
| ASPEN LINQ | 151 m | — | 18 | 1 | $2,096 |
| VIVACE | 171 m | 201214 yrs old | 85 | 1 | $1,980 |
| THE WHARF RESIDENCE | 172 m | 201313 yrs old | 186 | 1 | $2,618 |
| 283 STUDIO | 173 m | — | 7 | 0 | — |
| TWO8ONE STUDIO | 177 m | — | 7 | 0 | — |
| VILLE ROYALE | 178 m | 199333 yrs old | — | 1 | $1,952 |
| HILL HOUSE | 179 m | 20260 yrs old | 72 | 3 | $3,311 |
| GAMBIER COURT | 203 m | — | — | 1 | $1,811 |
| WATERFORD RESIDENCE | 203 m | 201115 yrs old | 118 | 8 | $2,121 |
| THE IMPERIAL | 209 m | 200719 yrs old | — | 7 | $2,560 |
| OLEANAS RESIDENCE | 210 m | — | — | 1 | $2,053 |
| LANGSTON VILLE | 213 m | 200026 yrs old | — | 1 | $2,029 |
| BELLE VUE RESIDENCES | 221 m | 201115 yrs old | 176 | 13 | $2,209 |
| UE SQUARE | 237 m | — | — | 3 | $2,352 |
| VALLEY MANSION | 248 m | — | — | 1 | $1,891 |
| KIM YAM HEIGHTS | 254 m | 200026 yrs old | — | 0 | — |
| OXLEY RESIDENCE | 261 m | — | — | 0 | — |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $909K | $909K | $909K | $2,111 |
| 2026-01 | 1 | $880K | $880K | $880K | $2,096 |
| 2025-12 | 2 | $1.21M | $895K | $1.53M | $2,679 |
| 2025-11 | 2 | $1.43M | $1.37M | $1.5M | $3,172 |
| 2025-10 | 1 | $1.3M | $1.3M | $1.3M | $3,015 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| HILL HOUSE | Apt | 72 | 4 | $1.42M | $3,184 |
| ASPEN LINQ | Apt | 18 | 1 | $880K | $2,096 |
| ROBERTSON EDGE | Apt | 70 | 1 | $909K | $2,111 |
| VIVACE | Apt | 85 | 1 | $895K | $1,980 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.19M | $1.19M | $1.19M | $2,352 |
| 2025-10 | 2 | $1.71M | $1.23M | $2.18M | $2,525 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| HILL HOUSE | Apt | 72 | 1 | $2.18M | $2,893 |
| UE SQUARE | Apt | — | 1 | $1.19M | $2,352 |
| VIVACE | Apt | 85 | 1 | $1.23M | $2,156 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-08 | 1 | $2.42M | $2.42M | $2.42M | $2,471 |
| 2026-06 | 2 | $2.05M | $1.9M | $2.19M | $2,133 |
| 2026-03 | 1 | $2.48M | $2.48M | $2.48M | $2,532 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE IMPERIAL | Condo | — | 2 | $2.45M | $2,502 |
| LANGSTON VILLE | Apt | — | 1 | $1.9M | $2,029 |
| WATERFORD RESIDENCE | Apt | 118 | 1 | $2.19M | $2,236 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $2.28M | $2.28M | $2.28M | $2,184 |
| 2026-08 | 1 | $2.16M | $2.16M | $2.16M | $1,891 |
| 2026-06 | 2 | $2.39M | $2.04M | $2.74M | $2,122 |
| 2026-01 | 1 | $2.41M | $2.41M | $2.41M | $2,285 |
| 2025-12 | 1 | $2.79M | $2.79M | $2.79M | $2,618 |
| 2025-10 | 4 | $2.41M | $1.81M | $2.7M | $2,152 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| WATERFORD RESIDENCE | Apt | 118 | 3 | $2.55M | $2,225 |
| THE WHARF RESIDENCE | Condo | 186 | 2 | $2.75M | $2,563 |
| UE SQUARE | Apt | — | 2 | $2.46M | $2,328 |
| OXLEY EDGE | Apt | 45 | 1 | $1.81M | $1,529 |
| VALLEY MANSION | Apt | — | 1 | $2.16M | $1,891 |
| VILLE ROYALE | Condo | — | 1 | $2.04M | $1,952 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $3.45M | $3.45M | $3.45M | $2,428 |
| 2026-05 | 2 | $2.7M | $2.52M | $2.88M | $2,056 |
| 2026-03 | 1 | $3.75M | $3.75M | $3.75M | $2,659 |
| 2026-02 | 1 | $2.85M | $2.85M | $2.85M | $2,037 |
| 2025-11 | 2 | $3.26M | $2.69M | $3.83M | $2,213 |
| 2025-10 | 1 | $2.59M | $2.59M | $2.59M | $2,111 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| WATERFORD RESIDENCE | Apt | 118 | 3 | $3.06M | $2,174 |
| OLEANAS RESIDENCE | Condo | — | 2 | $2.55M | $2,082 |
| THE IMPERIAL | Condo | — | 2 | $3.79M | $2,637 |
| GAMBIER COURT | Apt | — | 1 | $2.69M | $1,811 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 3 | $4.29M | $3.53M | $5.32M | $2,272 |
| 2026-08 | 1 | $3.35M | $3.35M | $3.35M | $1,921 |
| 2026-05 | 2 | $3.95M | $3.63M | $4.28M | $2,251 |
| 2026-04 | 1 | $4.1M | $4.1M | $4.1M | $2,241 |
| 2026-03 | 1 | $3.6M | $3.6M | $3.6M | $2,355 |
| 2026-01 | 3 | $4.13M | $3.8M | $4.44M | $2,240 |
| 2025-10 | 2 | $3.79M | $3.56M | $4.03M | $2,195 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| BELLE VUE RESIDENCES | Condo | 176 | 7 | $4M | $2,169 |
| THE IMPERIAL | Condo | — | 2 | $4.88M | $2,677 |
| UE SQUARE | Apt | — | 2 | $3.58M | $2,273 |
| WATERFORD RESIDENCE | Apt | 118 | 2 | $3.44M | $1,931 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $4.36M | $4.36M | $4.36M | $1,731 |
| 2026-07 | 1 | $5.1M | $5.1M | $5.1M | $2,214 |
| 2026-06 | 1 | $5.2M | $5.2M | $5.2M | $2,323 |
| 2026-05 | 2 | $5.05M | $4.95M | $5.15M | $2,129 |
| 2025-12 | 1 | $4.6M | $4.6M | $4.6M | $2,169 |
| 2025-10 | 1 | $6.88M | $6.88M | $6.88M | $2,412 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| BELLE VUE RESIDENCES | Condo | 176 | 6 | $4.89M | $2,116 |
| THE WHARF RESIDENCE | Condo | 186 | 1 | $6.88M | $2,412 |
>3,000 sqft Nearby Average Price Trend
>3,000 sqft Nearby Transaction Volume
>3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-11 | 1 | $8.15M | $8.15M | $8.15M | $2,330 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE IMPERIAL | Condo | — | 1 | $8.15M | $2,330 |
Market Interpretation
ASPEN HEIGHTS recorded 11 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 6.7% above the District 9 project median, indicating a premium relative to the wider district market.
Within 1 km, 20 nearby condominiums were identified; 14 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.ASPEN HEIGHTS Project Details
Property type
Condominium
District
District 9 - Orchard / Cairnhill / River Valley
Market segment
Core Central Region
Tenure
999 yrs lease commencing from 1841
Postal code
238307
About ASPEN HEIGHTS
ASPEN HEIGHTS is a condominium in Singapore District 9 with 999 yrs lease commencing from 1841. It recorded 11 transactions during the latest 12-month period in the database, with a median transacted price of $3.3M and a median of $2,485 psf. The most frequently transacted size range is 1,201–1,500 sqft, representing 45.5% of transactions with recorded floor area. FORT CANNING MRT STATION is approximately 440 m away by straight-line distance. 1 primary school is located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts, statistics, distances and other data shown on this page are derived from publicly available sources, including Urban Redevelopment Authority (URA) transaction records, and are provided for general informational purposes only. While reasonable efforts are made to keep the information accurate and up to date, the data may contain errors, omissions, delays or inaccuracies. All figures, calculations, trends, market insights and distance measurements are estimates only and should not be relied upon for contractual, legal, financial, investment, valuation, planning or other official purposes. Distance information is approximate and should not be used for actual access, eligibility, proximity, planning or assessment purposes. Users should independently verify all information with the relevant authorities, official records or other appropriate sources before making any decision or entering into any agreement.
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