District 09 · River Valley · CCR
Aspen Heights
River Valley Road · Condominium · 999 yrs lease commencing from 1841
Current PSF
$2,383
+3.5% vs district median
Gross yield
2.4%
median rent $6,600/mo
3-year gain
15.2%
Transactions · 5y
65
15 in last 12 months
Nearest MRT
Fort Canning Mrt Station · 438.117m
DTL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$22,500/mo median
residential zone
En-bloc potential56 / 100
185 years old · composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-0.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
River Valley Primary School 532m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 532m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 949m
Food
Jalan Kukoh Blk 1 (Kukoh 21 Food Centre) · 673m
Green
Jubilee Park (Fcp) · 469m - 13 parks within 1km
Mall
Ue Shopping Mall · 303m
Health
Mount Elizabeth Hospital (hospital) · 1.3km
Who lives in River Valley
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
10,070
Median age
42 yrs
45% under 40 · getting older
Children 0–9
1,060
▲ 13% since 2015 · future P1 demand
Household size
3.2 avg
Homes
0% HDB
92% condo · 7% landed
Degree holders
74%
residents 15+
Commute
36% transit
35% drive
45 min+ to work
7%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,961
2022
$2,026
+3.3%
2023
$2,122
+4.7%
2024
$2,221
+4.7%
2025
$2,302
+3.6%
2026
$2,445
+6.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,800/mo | $4.57 | 2.3% | 195 |
| 3BR | $6,200/mo | $4.59 | 2.3% | 356 |
| 4BR | $7,450/mo | $4.81 | 2.4% | 263 |
| 5BR | $10,800/mo | $4.08 | 2.1% | 24 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,300,000 | 1,324 | $2,493 | 01-05 |
| Jun 2026 | $2,510,000 | 1,044 | $2,404 | 06-10 |
| May 2026 | $3,360,000 | 1,324 | $2,538 | 06-10 |
| May 2026 | $3,330,000 | 1,324 | $2,515 | 06-10 |
| Mar 2026 | $3,300,000 | 1,324 | $2,493 | 01-05 |
| Feb 2026 | $3,290,000 | 1,324 | $2,485 | 01-05 |
| Feb 2026 | $2,532,888 | 1,119 | $2,263 | 06-10 |
| Jan 2026 | $3,725,000 | 1,572 | $2,370 | 01-05 |
| Oct 2025 | $3,550,000 | 1,582 | $2,244 | 01-05 |
| Oct 2025 | $3,150,000 | 1,324 | $2,379 | 01-05 |
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