Overview & Key Facts
ASPEN HEIGHTS is a 999 yrs lease commencing from 1841 condominium at RIVER VALLEY ROAD in District 9 (CCR), developed by DBS REALTY PTE LTD, comprising 606 units, completed in 1999.
Location & Connectivity
ASPEN HEIGHTS is approximately 420m from Fort Canning MRT station, with 17 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Fort Canning | Downtown Line | 420m |
| Dhoby Ghaut | North-South Line | 720m |
| Dhoby Ghaut | North-East Line | 720m |
| Dhoby Ghaut | Circle Line | 720m |
| Somerset | North-South Line | 740m |
| Great World | Thomson-East Coast Line | 770m |
Schools & Education
12 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 200m |
| Kheng Cheng School | Primary | 730m |
| Singapore Management University | Tertiary | 1 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 |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 5 | $2,196 psf | $1,938,400 |
| 3 BR | 44 | $2,199 psf | $2,762,475 |
| 4 BR | 25 | $2,092 psf | $3,295,984 |
| 5+ BR | 1 | $1,702 psf | $5,350,000 |
Market Position
ASPEN HEIGHTS has recorded 75 sales at an average price of $2,919,873.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at ASPEN HEIGHTS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $4,660/mo | $1,938,400 | 2.88% |
| 3 BR | $5,914/mo | $2,762,475 | 2.57% |
| 4 BR | $7,001/mo | $3,295,984 | 2.55% |
| 5 BR | $11,050/mo | $5,350,000 | 2.48% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 18 | $1,948 psf | — |
| 2022 | 10 | $2,026 psf | ↑ 4.0% |
| 2023 | 10 | $2,122 psf | ↑ 4.8% |
| 2024 | 14 | $2,221 psf | ↑ 4.6% |
| 2025 | 15 | $2,302 psf | ↑ 3.6% |
| 2026 | 8 | $2,445 psf | ↑ 6.2% |
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The latest reading marks the highest point in this series — ASPEN HEIGHTS prices have climbed 25.5% since 2021.
Price Index Check
The ShiokNest Price Index for District 9 reads 102.6 as of June 2026 — up 1.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | $2,730 psf | 584 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | $3,138 psf | 493 |
| RIVER MODERN | 99 years leasehold | $3,242 psf | 426 |
| THE AVENIR | Freehold | $3,191 psf | 323 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | $2,512 psf | 256 |
Lease Analysis
With 72 years remaining on its 99-year lease, ASPEN HEIGHTS still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters, long-term hold (10+ yr), en-bloc speculators and freehold / generational hold best. Located ~423m from Fort Canning MRT, this property is a comfortable daily walk for transit commuters.
international school families and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for light renovation budget — other options likely serve them better. Move-in-ready condition typical here — budget ~S$50-80k for refresh-grade renovation.
Verdict
ASPEN HEIGHTS is a 999 yrs lease commencing from 1841 development in District 9 (CCR), with 606 units, offering a gross yield of 2.5%.
At ~$2,351 psf, it reflects its premium CCR positioning.
Explore the full ASPEN HEIGHTS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ASPEN HEIGHTS against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (650m away), an upgrader gap of about $1,850,000
- Bukit Merah — 4-room average $894,787 (1 km away), an upgrader gap of about $2,050,000
- Kallang/whampoa — 4-room average $882,887 (1.6 km away), an upgrader gap of about $2,050,000
FAQ
What is the average PSF for ASPEN HEIGHTS?
Is ASPEN HEIGHTS freehold?
What is the rental yield for ASPEN HEIGHTS?
Which MRT is nearest to ASPEN HEIGHTS?
Sources & Next Steps
- ASPEN HEIGHTS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 9 (Orchard, Cairnhill, River Valley) — District 9 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 75 transactions
- Rental data: 1045 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 75 records analysed · Source: URA private-sale caveats