District 9 for under a million dollars sounds like a decade-old headline, yet every one of Aspen Linq's six recorded sales landed between S$765,000 and S$950,000 (as of 2026-01). The trick is format: this 18-unit development on Institution Hill, completed in 2014 by Optimus Hill Pte Ltd, deals almost exclusively in studios and one-bedders — compact keys to an Orchard-fringe address that ordinarily charges seven figures at the door.
The dataset places it at just the 19th percentile of District 9 pricing, which is precisely the point. Four of the six recorded sales were studios averaging S$808,750; the other two were one-bedders at S$900,000. Renting the same stock costs S$2,100 to S$3,800 a month — 41 contracts averaging S$2,816 — and the arithmetic between those two facts produces the number that gives this review its spine: a 4.03 per cent gross yield (as of 2026-01), unusually rich for the Core Central Region.
There are complications, and one of them sits in the title itself: the recorded tenure — a 999-year lease commencing in 1841 — coexists in the same dataset with a field showing 87 years remaining on a 99-year framework. Those cannot both be true, and the difference is worth hundreds of dollars per square foot. We flag it squarely in the risks.
Aspen Linq occupies the entry hatch of District 9 — River Valley's Institution Hill, a five-minute radius from four MRT stations, where its S$1,835 psf recorded average (as of 2026-01) undercuts everything around it. The corridor's active benchmarks run far higher: Irwell Hill Residences at S$2,730 psf, River Green at S$3,138 psf, River Modern at S$3,240 psf, freehold The Avenir at S$3,191 psf and Kopar at Newton at S$2,512 psf (as of 2026-01). At the 19.3rd percentile of the district, Aspen Linq is not competing with those projects — it is arbitraging their address, selling the postcode without the tower, the facilities deck or the seven-figure quantum.
Overview & Key Facts
ASPEN LINQ is a 999 yrs lease commencing from 1841 condominium at INSTITUTION HILL in District 9 (CCR), developed by Optimus Hill Pte Ltd, comprising 18 units, completed in 2014.
Location & Connectivity
ASPEN LINQ is approximately 580m from Fort Canning MRT station, with 17 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Fort Canning | Downtown Line | 580m |
| Somerset | North-South Line | 600m |
| Great World | Thomson-East Coast Line | 650m |
| Dhoby Ghaut | North-South Line | 750m |
| Dhoby Ghaut | North-East Line | 750m |
| Dhoby Ghaut | Circle Line | 750m |
Schools & Education
12 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Fairfield Methodist School (Primary) | Primary | 210m |
| Kheng Cheng School | Primary | 610m |
| ACS (Junior) | Primary | 1.1 km |
| Singapore Management University | Tertiary | 1.1 km |
| Outram Secondary School | Secondary | 1.4 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.4 km |
| School of the Arts | Jc | 1.4 km |
| St. Anthony's Primary School | Primary | 1.6 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 4 | $1,963 psf | $808,750 |
| 1 BR | 2 | $1,578 psf | $900,000 |
Market Position
ASPEN LINQ has recorded 6 sales at an average price of $839,167.
Ranks in the top 81% of condos in District 9 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,919 psf | — |
| 2022 | 1 | $1,490 psf | ↓ 22.4% |
| 2024 | 1 | $1,665 psf | ↑ 11.8% |
| 2026 | 1 | $2,096 psf | ↑ 25.9% |
Loading chart data...
The latest reading marks the highest point in this series — ASPEN LINQ prices have climbed 9.2% since 2021.
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 | 492 |
| RIVER MODERN | 99 years leasehold | $3,240 psf | 424 |
| THE AVENIR | Freehold | $3,191 psf | 323 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | $2,512 psf | 256 |
Lease Analysis
With 87 years remaining on its 99-year lease, ASPEN LINQ still qualifies for full bank financing and CPF usage.
What Could Work Against You
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 18-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, p1 school balloting families, yield-focused investors and freehold / generational hold. At ~577m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For empty nesters / downsizers, long-term hold (10+ yr) and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for resort facilities — other options likely serve them better. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
The yield is the standout number in the file. Forty-one rental contracts between S$2,100 and S$3,800 a month, averaging S$2,816, set against sub-S$950,000 entry prices, compute to a 4.03 per cent gross yield (as of 2026-01) — a figure most Core Central Region assets cannot approach, since their yields typically compress below 3 per cent as quantum rises. The dataset's investment screen separately records price momentum at +25.9 per cent year-on-year, with the sole 2026 print at S$2,096.29 psf against a S$1,919 psf average across 2021's three sales. Investors can benchmark that return profile against the whole island on the rental yield map, and stress the full ownership economics — vacancy, interest, fees — through the property ROI calculator.
Location depth is exceptional for the quantum. Four stations across four lines sit within 750 metres: Fort Canning (DT20) at 580 metres, Somerset (NS23) at 600 metres, Great World (TE15) at 650 metres, and the Dhoby Ghaut triple interchange (NS24/NE6/CC1) at 750 metres. A mall is 462 metres away, a park 350 metres, and Fairfield Methodist School (Primary) is recorded just 211 metres from the address — the walkability screen scores the pocket 79, the highest in this review cohort.
The tenant maths favour the format. Studios and one-bedders on the Orchard fringe rent to a deep pool — young professionals, regional commuters, SMU postgraduates from the campus 1.12 kilometres east — and the 41-contract ledger shows the stock leasing continuously across cycles. Entry quantum, finally, is the democratising feature: at S$765,000 to S$950,000 all-in (as of 2026-01), Aspen Linq admits buyers into District 9 at a price where mistakes are survivable and stamp duties stay in five figures — a claim no neighbouring benchmark can make.
Resolve the tenure question before anything else. The dataset simultaneously records a 999-year lease commencing in 1841 and a lease-remaining figure of 87 years on a 99-year basis — mutually exclusive descriptions of the same title. If the 999-year reading is correct, the property behaves economically like freehold; if the 99-year reading is, lease decay becomes the dominant long-run force and the automated freehold-style generational-hold tag attached to this property is simply wrong. A conveyancing search settles it definitively; until then, model the pessimistic case with the lease decay calculator and check the CPF-usage implications of the shorter reading with the CPF Board.
The price series is thin and volatile. Six sales since 2021, exactly one in the trailing twelve months (as of 2026-01), and annual averages that swing from S$1,919 psf (2021) to S$1,490 psf (2022) to S$2,096 psf (2026) on one or three prints at a time — the +25.9 per cent momentum figure is real arithmetic on unreal sample sizes. Do not anchor to any single year; an 18-unit register cannot produce a trend, only anecdotes.
Format risk cuts both ways. Studios average 4 of the 6 recorded sales, and compact stock is the first to soften when rental supply loosens and the hardest to resell to owner-occupiers, who thin out below the one-bedroom threshold. Note too the odd pricing inversion in the mix — one-bedders average a lower S$1,578 psf than the studios' S$1,963 psf — a reminder that floor, facing and size scatter individual prints widely here. Facilities, at 18 units across low floors, will be minimal; tenants are paying for the address, not the amenities, and owners should price rent expectations accordingly.
[
{
"persona": "Yield-focused investors",
"fit_color": "green",
"rationale": "A computed 4.03 per cent gross yield (as of 2026-01) on sub-S$950,000 quantums, backed by 41 rental contracts, is a genuinely rare CCR income profile — the strongest single argument for this file."
},
{
"persona": "Boutique low-density (<100 units)",
"fit_color": "green",
"rationale": "Eighteen units on a quiet hill off River Valley Road is intimate by any measure; the corollary is a resale register that produces roughly one print a year."
},
{
"persona": "P1 school balloting families",
"fit_color": "green",
"rationale": "Fairfield Methodist School (Primary) is recorded just 211 metres away, placing the address deep inside the 1-kilometre radius — though the studio-heavy stock limits how many families can actually live here."
},
{
"persona": "Car-owning households",
"fit_color": "green",
"rationale": "The automated screen favours drivers at 577 metres to the nearest station, and River Valley's arterial access is excellent — but with four stations inside 750 metres, a car is a luxury here, not a necessity."
},
{
"persona": "Empty nesters / downsizers",
"fit_color": "amber",
"rationale": "The scale and Orchard-fringe walkability suit right-sizers, but studio and one-bedroom floor plates are a severe compression from a family home — view the actual layouts before assuming they work."
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"rationale": "The location resilience is real, but the unresolved 999-year-versus-87-year tenure question determines whether a long hold compounds or quietly erodes — settle it on title first."
}
]
Aspen Linq is the cheapest recorded ticket into District 9, and — unusually for cheap tickets — it pays a dividend. Six sales between S$765,000 and S$950,000, a 41-contract rental ledger averaging S$2,816 a month, a 4.03 per cent gross yield and four MRT lines within 750 metres (as of 2026-01) make a coherent, evidence-backed case for the income buyer that most Core Central Region addresses simply cannot match.
Shortlist it if you are a yield-driven investor comfortable with compact stock and a one-print-a-year resale market — and make the tenure search your first, non-negotiable step, because the gap between a 999-year lease from 1841 and 87 years remaining is the gap between two entirely different investments wearing the same address. If title confirms the long lease, the 19th-percentile entry price starts to look like a mispricing; if it confirms the short one, the yield is fair compensation and the exit horizon needs discipline.
Owner-occupiers beyond a single professional or couple should mostly look elsewhere — the floor plates decide that, not the numbers. Either way, weigh Aspen Linq against Irwell Hill Residences and the river-corridor benchmarks on the side-by-side comparison tool: seeing S$1,835 psf beside S$2,730-plus psf, with the yield columns alongside, makes this file's whole argument in a single screen.
FAQ
What is the average PSF for ASPEN LINQ?
Is ASPEN LINQ freehold?
What is the rental yield for ASPEN LINQ?
Which MRT is nearest to ASPEN LINQ?
Sources & Next Steps
- ASPEN LINQ 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: 6 transactions
- Rental data: 41 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jan 2026 · 6 records analysed · Source: URA private-sale caveats
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.
Loading chart data...
HDB Alternatives Nearby
Weighing ASPEN LINQ against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (750m away)
- Bukit Merah — 4-room average $894,787 (950m away)
- Kallang/whampoa — 4-room average $882,887 (1.8 km away)