We track 71 sales and 1034 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the ASPEN HEIGHTS dashboard.
- Average sale price: $2,908,317 across 71 transactions
- Estimated gross rental yield: 2.5%
- District 9 PSF ranking: Above average (top 48%)
- 999 yrs lease commencing from 1841 · CCR · D9 · 606 units
About ASPEN HEIGHTS
ASPEN HEIGHTS is a 999 yrs lease commencing from 1841 condominium, located at RIVER VALLEY ROAD in District 9 (Orchard, Cairnhill, River Valley) (Core Central Region), developed by DBS REALTY PTE LTD, comprising 606 residential units, completed in 1999.
With approximately 72 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at ASPEN HEIGHTS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 5 | $2,196 psf | $1,938,400 |
| 3 BR | 40 | $2,170 psf | $2,726,222 |
| 4 BR | 25 | $2,092 psf | $3,295,984 |
| 5+ BR | 1 | $1,702 psf | $5,350,000 |
Sales Market Overview
ASPEN HEIGHTS has recorded 71 sale transactions with an average transaction price of $2,908,317, ranging from $1,800,000 to $5,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 18 | $1,948 psf | $2,755,222 | — |
| 2022 | 10 | $2,026 psf | $2,723,000 | ↑ 4.0% |
| 2023 | 10 | $2,122 psf | $3,027,800 | ↑ 4.8% |
| 2024 | 14 | $2,221 psf | $2,885,471 | ↑ 4.6% |
| 2025 | 15 | $2,302 psf | $3,076,267 | ↑ 3.6% |
| 2026 | 4 | $2,403 psf | $3,211,972 | ↑ 4.4% |
ASPEN HEIGHTS ranks in the top 48% of condos in District 9 by average PSF.
Compared to the CCR average of $2,447 psf, ASPEN HEIGHTS trades 12.7% below the segment benchmark.
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Rental Market Overview
ASPEN HEIGHTS has recorded 1034 rental transactions with monthly rents averaging $6,104/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 228 | $4,659/mo | $3,100/mo | $7,300/mo |
| 3 BR | 450 | $5,904/mo | $3,975/mo | $13,500/mo |
| 4 BR | 331 | $6,998/mo | $4,200/mo | $9,800/mo |
| 5+ BR | 25 | $11,050/mo | $9,000/mo | $14,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 214 | $4,872/mo |
| 2022 | 191 | $5,664/mo |
| 2023 | 195 | $6,855/mo |
| 2024 | 192 | $6,422/mo |
| 2025 | 174 | $6,696/mo |
| 2026 | 68 | $6,655/mo |
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Investment Analysis
Based on average rents and sale prices, ASPEN HEIGHTS delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 9
Side-by-side comparison against the most actively traded condos in District 9 (Orchard, Cairnhill, River Valley):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 540 | $2,730 psf | 582 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 524 | $3,138 psf | 491 |
| RIVER MODERN | 99 years leasehold | — | $3,239 psf | 421 |
| THE AVENIR | Freehold | 376 | $3,190 psf | 322 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 378 | $2,513 psf | 253 |
Location Map
Map shows ASPEN HEIGHTS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- ASPEN HEIGHTS
- Fort Canning MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Somerset MRT
- Fairfield Methodist School (Primary)
- Kheng Cheng School
- Singapore Management University
Nearby MRT Stations
ASPEN HEIGHTS is 420m from Fort Canning MRT (Downtown Line), with 17 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Fort Canning | DT20 | Downtown Line | 420m |
| Dhoby Ghaut | NS24 | North-South Line | 720m |
| Dhoby Ghaut | NE6 | North-East Line | 720m |
| Dhoby Ghaut | CC1 | Circle Line | 720m |
| Somerset | NS23 | North-South Line | 740m |
| Great World | TE15 | Thomson-East Coast Line | 770m |
| Clarke Quay | NE5 | North-East Line | 900m |
| Havelock | TE16 | Thomson-East Coast Line | 1.0 km |
Nearby Schools
There are 12 schools within 2 km of ASPEN HEIGHTS, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 200m |
| Kheng Cheng School | Primary | 730m |
| Singapore Management University | Tertiary | 1.0 km |
| ACS (Junior) | Primary | 1.2 km |
| Outram Secondary School | Secondary | 1.3 km |
| School of the Arts | Jc | 1.3 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.3 km |
| Gan Eng Seng School | Secondary | 1.7 km |
| Gan Eng Seng Primary School | Primary | 1.7 km |
| St. Anthony's Primary School | Primary | 1.8 km |
| LASALLE College of the Arts | Tertiary | 1.8 km |
| Cantonment Primary School | Primary | 2.0 km |
FAQ
What is the average price for ASPEN HEIGHTS?
What is the rental yield for ASPEN HEIGHTS?
Is ASPEN HEIGHTS freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 71 transactions analysed
- Rental data: 1034 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for ASPEN HEIGHTS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.