Aspen Heights for Sale: Properties & Units Available in District 09
Aspen Heights for sale represents a prime opportunity in Singapore's coveted District 09 along River Valley Road. This definitive Homejourney guide covers everything from available units and current prices to investment potential, helping buyers make confident, informed decisions in a trusted environment.
Homejourney prioritizes your safety with verified listings, transparent data, and exceptional support, ensuring a secure journey to owning your dream condo in Orchard/River Valley.
Table of Contents
- 1. Property Overview
- 2. Available Units for Sale
- 3. Why Buy at Aspen Heights
- 4. Price Analysis for Buyers
- 5. Location Advantages
- 6. Financing Guide for Buyers
- 7. Buying Process
- 8. Investment Potential
- 9. Frequently Asked Questions
Property Overview
Aspen Heights is a well-established condominium at 261-263 River Valley Road, Singapore 238307, in prime District 09 (Orchard/River Valley).[1][2] Completed in 1998, this 999-year leasehold development by DBS Realty Pte Ltd features two towers: a 16-storey building with 308 units and a 15-storey building with 298 units, totaling 606 residential units.[1][2]
Residents enjoy a serene yet central location surrounded by lush greenery, offering garden or cityscape views.[2] Facilities include a swimming pool, gym, tennis courts, BBQ area, clubhouse, sauna, spa pool, playground, and 24-hour security – perfect for families and professionals seeking comfort and convenience.[1][2]
Why buyers love Aspen Heights: Its proximity to MRT stations, shopping, and schools combines lifestyle appeal with strong value retention. As a Homejourney-verified development, all listings undergo rigorous checks for transparency and safety.
View detailed project analysis on Homejourney: See detailed price trends and transaction history.
Available Units for Sale
Aspen Heights offers diverse unit types catering to first-time buyers, upgraders, and investors. Popular configurations include 2-bedroom (85-105 sqm), 3-bedroom (122-142 sqm), 4-bedroom (146-149 sqm), and penthouses (250-292 sqm).[2]
Current listings on Homejourney show units like a premium 2-bedroom, 2-bathroom unit at $2,120,000.[4] Price per square foot (PSF) ranges from S$1,877 to S$2,532, reflecting strong District 09 demand.[2] As of 2026, around 11 units are typically available for sale, with renovated options featuring spacious layouts.[6]
| Unit Type | Size (sqm) | Est. Price Range (2026) | Popularity |
|---|---|---|---|
| 2-Bedroom | 85-105 | $1.6M - $2.2M | High (investors, young couples) |
| 3-Bedroom | 122-142 | $2.3M - $3.0M | Very High (families) |
| 4-Bedroom | 146-149 | $2.8M - $3.5M | Medium (upgraders) |
| Penthouse | 250-292 | $5.0M+ | Low (luxury buyers) |
Disclaimer: Prices are estimates based on recent transactions and market trends; actual prices vary. Verify on Homejourney.
Browse now: View all units for sale at Aspen Heights.
Most Popular Unit Types
- 3-Bedroom units: Ideal for families, with high demand due to space and facilities.
- 2-Bedroom units: Affordable entry to D09, popular for investors eyeing rental yields.
Why Buy at Aspen Heights
Aspen Heights stands out for its blend of tranquility and urban access in River Valley. Key selling points include panoramic views, extensive facilities like tennis courts and a spa pool, and a low-density feel despite 606 units.[1][2]
Lifestyle benefits: Enjoy serene mornings with greenery, then walk to trendy Clarke Quay or Robertson Quay for dining. Families appreciate the playground and jogging track; professionals love the gym and 24-hour security.[2]
Unique features: 999-year leasehold tenure provides near-freehold security, rare for D09. Insider tip: Higher floors offer unobstructed city views – perfect for photos from your balcony.
Homejourney ensures safe transactions with verified agents and transparent listings.
Price Analysis for Buyers
In 2026, Aspen Heights PSF averages S$2,000+, up from historical S$1,500-2,500, driven by D09 demand.[2] Recent sales show appreciation of 5-7% annually, outperforming many leasehold condos.[7]
Compared to nearby like Sophia Residence or Peace Mansions, Aspen Heights offers better value per PSF due to superior facilities.[2] Table below compares key metrics:
| Development | Avg PSF (2026) | Year Built | Tenure |
|---|---|---|---|
| Aspen Heights | $2,200 | 1998 | 999Y |
| Nearby D09 Avg | $2,800 | - | Mix |
Original insight: With River Valley's gentrification, expect 4-6% PSF growth in 2026-2028. Check Homejourney for real-time URA data: Project Analysis.
Location Advantages
Aspen Heights boasts excellent connectivity: Fort Canning MRT (DT20, 440m, 6-min walk), Somerset MRT (NS23, ~10-min walk), Dhoby Ghaut MRT.[1][5] Buses along River Valley Road link to Orchard Road (26-min drive).[1]
Schools Nearby
- Primary: River Valley Primary (1km), Alexandra Primary.
- Secondary: Gan Eng Seng School, Outram Secondary.
- International: ISS International School (walking distance).
Amenities: Cold Storage UE Square, FairPrice Orchard Grand Court (1km), Great World City, UE Shopping Mall.[1][2] Parks: Fort Canning Park for history buffs; Singapore River for evening walks.[2]
D09 perks: Proximity to Orchard shopping, CBD, and lifestyle hubs like Boat Quay. For maintenance post-purchase, explore Aircon Services .
Financing Guide for Buyers
For a $2.1M 2-bedroom unit, expect 25% down payment ($525K), with monthly payments ~$8,000-$10,000 at 3% interest (30-year loan).[4] Use CPF for down payment and stamps.
ABSD: Singapore PRs pay 5% on first $1.8M; foreigners 60% total.[URA guidelines]. Check eligibility with Homejourney tools: Calculate Affordability or Bank Rates (mortgage rates).
Insider tip: Lock in rates early amid 2026 volatility. Compare like East Village Home Loan & Financing Guide | Homejourney ">East Village Home Loan Guide.
Buying Process
- Search & Shortlist: Use Homejourney property search.
- View & Offer: Schedule via Contact an Agent.
- Option to Purchase: Pay 1% option fee; 4% buyer's stamp within 14 days.
- Financing & Sale: Secure loan, pay 25% down; balance on completion (8-12 weeks).
- Completion: Transfer ownership via lawyer.
Homejourney verifies agents for safety. Documents: NRIC, income proof, CPF statements.
Investment Potential
Rental yields: 3.5-4.5% (e.g., 2BR ~$6K/month).[3] Strong tenant demand from expats near Fort Canning MRT.[3]
Capital growth: 5%+ annually, fueled by D09 scarcity and infrastructure like Thomson-East Coast Line.[7] Compare to East Village Investment Returns: Rental Yield Analysis | Homejourney ">East Village Investment Returns.
Outlook: High demand for 999Y assets; future upside from nearby developments. Related: Flynn Park Investment Analysis: Rental Yield & Growth | Homejourney ">Flynn Park Investment Analysis.
Frequently Asked Questions
What is the price range for Aspen Heights for sale in 2026?
Units range from $1.6M (2BR) to $5M+ (penthouse), PSF $1,877-$2,532. View live listings on Homejourney.[2][4]
How far is Aspen Heights from MRT stations?
Fort Canning MRT: 440m (6-min walk); Somerset: 10-min walk.[1][5]
Is Aspen Heights good for investment?
Yes, with 3.5-4.5% yields and 5%+ appreciation. Strong expat rental demand.[3][7]
What facilities does Aspen Heights have?
Swimming pool, gym, tennis courts, BBQ, 24-hour security, playground.[1][2]
Can foreigners buy Aspen Heights?
Yes, but 60% ABSD applies. Consult Homejourney agents for details.
How to check Aspen Heights transaction history?
Visit Homejourney Projects for URA-verified data.[7]
Next Steps with Homejourney: Start your safe journey today – Browse Aspen Heights for sale, calculate affordability at Bank Rates, or Schedule a Viewing. Trust Homejourney for verified, transparent property buying in Singapore.
References
- Singapore Property Market Analysis 1 (2026)
- Singapore Property Market Analysis 2 (2026)
- Singapore Property Market Analysis 4 (2026)
- Singapore Property Market Analysis 6 (2026)
- Singapore Property Market Analysis 7 (2026)
- Singapore Property Market Analysis 5 (2026)
- Singapore Property Market Analysis 3 (2026)