Aspen Heights

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

How accurate is this estimate for Aspen Heights?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 13 sales in Aspen Heights since.

Median error

3.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.41% gross yield

S$78,000 of rent a year against the estimate above · 0.22 points below flats like it

Buying or selling at S$3,241,392?

Buying: Stamp duty on S$3,241,392 · Cash and CPF needed on S$3,241,392 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,241,392.

Each opens with this figure filled in; change anything there.

Primary schools near 263 River Valley Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

• River Valley Primary School · 376 m · no 2025 Phase 2C ballot

1 to 2 km

• St. Margaret's School (Primary) (girls) · 1,155 m · no 2025 Phase 2C ballot
• Anglo-Chinese School (Junior) (boys) · 1,483 m · balloted in 2025 Phase 2C (citizens within 1 km)
• Alexandra Primary School · 1,689 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
• Zhangde Primary School · 1,843 m · no 2025 Phase 2C ballot
• Cantonment Primary School · 1,998 m · no 2025 Phase 2C ballot · near the line — check on OneMap