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apartment · 238322

Two8one Studio

Project page · 999-year lease from 1841

Indicative value range
S$1,185,082 – S$1,638,291
Indicative mid S$1,342,425 · S$2,598 psf

Based on 134 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

999-year tenure: the lease method is for 99-year leasehold only.

Comparable sales

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

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Oct 2026Espada · 391 m01-05646 sqftS$1,400,000S$2,168 psf×1.000S$2,168 psf
Oct 2026Robertson Edge · 301 m06-10431 sqftS$955,000S$2,218 psf×1.000S$2,218 psf
Sept 2026Devonshire Residences · 446 m06-10495 sqftS$1,030,000S$2,080 psf×1.000S$2,080 psf
Sept 2026Ue Square · 362 m06-10506 sqftS$1,190,000S$2,352 psf×1.000S$2,352 psf
Sept 2026The Metz · 520 m11-15581 sqftS$1,480,000S$2,546 psf×1.000S$2,546 psf
Sept 2026The Inspira · 438 m01-05667 sqftS$1,450,000S$2,173 psf×1.000S$2,173 psf
Sept 2026Robertson Edge · 301 m01-05431 sqftS$909,000S$2,111 psf×1.000S$2,111 psf
Sept 2026Rv Altitude · 528 m06-10441 sqftS$1,130,000S$2,561 psf×1.000S$2,561 psf
Aug 2026Devonshire 12 · 332 m01-05441 sqftS$980,000S$2,221 psf×1.000S$2,221 psf
Aug 2026The Rise @ Oxley - Residences · 417 m06-10646 sqftS$1,508,000S$2,335 psf×1.000S$2,335 psf
Aug 2026The Boutiq · 150 m01-05506 sqftS$1,080,000S$2,135 psf×1.000S$2,135 psf
Jul 2026The Rise @ Oxley - Residences · 417 m01-05646 sqftS$1,480,000S$2,292 psf×1.000S$2,292 psf
Jun 2026Mirage Tower · 748 m26-30570 sqftS$1,400,000S$2,454 psf×1.000S$2,454 psf
Jun 2026The Robertson Opus · 460 m01-05495 sqftS$1,600,000S$3,231 psf×1.000S$3,231 psf
Jun 2026Martin Place Residences · 265 m16-20592 sqftS$1,365,000S$2,306 psf×1.000S$2,306 psf
May 2026Mirage Tower · 748 m21-25570 sqftS$1,330,000S$2,331 psf×1.000S$2,331 psf
May 2026Espada · 391 m21-25377 sqftS$938,000S$2,490 psf×1.000S$2,490 psf
May 2026The Rise @ Oxley - Residences · 417 m01-05646 sqftS$1,508,000S$2,335 psf×1.000S$2,335 psf
Apr 2026Martin Place Residences · 265 m16-20592 sqftS$1,408,000S$2,378 psf×1.000S$2,378 psf
Apr 2026Rv Altitude · 528 m11-15441 sqftS$1,210,000S$2,742 psf×1.000S$2,742 psf
Apr 2026Martin Edge · 455 m01-05581 sqftS$1,050,000S$1,806 psf×1.000S$1,806 psf
Mar 2026The Rise @ Oxley - Residences · 417 m06-10614 sqftS$1,450,000S$2,363 psf×1.018S$2,407 psf
Mar 2026Attitude At Kim Yam · 108 m01-05495 sqftS$950,000S$1,919 psf×1.018S$1,954 psf
Mar 2026The Boutiq · 150 m06-10581 sqftS$1,308,000S$2,250 psf×1.018S$2,291 psf
Feb 2026Devonshire Residences · 446 m11-15495 sqftS$1,069,000S$2,159 psf×1.018S$2,198 psf
Feb 2026Espada · 391 m11-15646 sqftS$1,430,000S$2,214 psf×1.018S$2,255 psf
Feb 2026Waterscape At Cavenagh · 941 m06-10581 sqftS$1,150,000S$1,978 psf×1.018S$2,015 psf
Feb 2026Rv Altitude · 528 m11-15635 sqftS$1,758,888S$2,770 psf×1.018S$2,820 psf
Jan 2026Devonshire Residences · 446 m01-05495 sqftS$1,020,000S$2,060 psf×1.018S$2,098 psf
Jan 2026Aspen Linq · 42 m06-10420 sqftS$880,000S$2,096 psf×1.018S$2,135 psf
Dec 2025The Rise @ Oxley - Residences · 417 m01-05646 sqftS$1,460,000S$2,261 psf×1.024S$2,315 psf
Dec 2025The Rise @ Oxley - Residences · 417 m01-05646 sqftS$1,470,000S$2,276 psf×1.024S$2,331 psf
Dec 2025The Metz · 520 m06-10570 sqftS$1,420,000S$2,489 psf×1.024S$2,549 psf
Dec 2025Vivace · 322 m06-10452 sqftS$895,000S$1,980 psf×1.024S$2,027 psf
Dec 2025Martin Place Residences · 265 m21-25592 sqftS$1,400,000S$2,365 psf×1.024S$2,422 psf
Dec 2025Hill House · 46 m06-10452 sqftS$1,527,000S$3,378 psf×1.024S$3,459 psf
Dec 2025Rv Altitude · 528 m06-10570 sqftS$1,625,000S$2,848 psf×1.024S$2,917 psf
Nov 2025Illuminaire On Devonshire · 502 m11-15463 sqftS$1,050,000S$2,269 psf×1.024S$2,323 psf
Nov 2025Hill House · 46 m06-10452 sqftS$1,497,000S$3,311 psf×1.024S$3,391 psf
Nov 2025Hill House · 46 m01-05452 sqftS$1,371,000S$3,033 psf×1.024S$3,106 psf
Oct 2025The Rise @ Oxley - Residences · 417 m01-05614 sqftS$1,450,000S$2,363 psf×1.024S$2,420 psf
Oct 2025Vivace · 322 m06-10570 sqftS$1,230,000S$2,156 psf×1.024S$2,208 psf
Oct 2025Hill House · 46 m01-05431 sqftS$1,298,000S$3,015 psf×1.024S$3,087 psf
Sept 2025Mirage Tower · 748 m16-20570 sqftS$1,330,000S$2,331 psf×0.988S$2,304 psf
Sept 2025Ue Square · 362 m06-10506 sqftS$1,230,000S$2,431 psf×0.988S$2,403 psf
Sept 2025The Robertson Opus · 460 m06-10431 sqftS$1,398,000S$3,247 psf×0.988S$3,209 psf
Sept 2025Oxley Edge · 195 m01-05441 sqftS$840,000S$1,903 psf×0.988S$1,881 psf
Sept 2025Waterscape At Cavenagh · 941 m01-05581 sqftS$1,140,000S$1,961 psf×0.988S$1,938 psf
Sept 2025Hill House · 46 m06-10431 sqftS$1,393,000S$3,235 psf×0.988S$3,198 psf
Sept 2025Hill House · 46 m06-10431 sqftS$1,408,000S$3,270 psf×0.988S$3,232 psf
Sept 2025Hill House · 46 m06-10452 sqftS$1,540,000S$3,406 psf×0.988S$3,367 psf
Aug 2025Mirage Tower · 748 m26-30570 sqftS$1,310,000S$2,296 psf×0.988S$2,270 psf
Aug 2025The Metz · 520 m11-15570 sqftS$1,515,000S$2,656 psf×0.988S$2,625 psf
Aug 2025The Robertson Opus · 460 m06-10495 sqftS$1,631,000S$3,294 psf×0.988S$3,256 psf
Aug 2025The Robertson Opus · 460 m01-05431 sqftS$1,380,000S$3,205 psf×0.988S$3,168 psf
Aug 2025The Robertson Opus · 460 m01-05431 sqftS$1,374,000S$3,191 psf×0.988S$3,154 psf
Aug 2025Martin Place Residences · 265 m21-25592 sqftS$1,390,000S$2,348 psf×0.988S$2,321 psf
Aug 2025Hill House · 46 m06-10624 sqftS$2,050,000S$3,284 psf×0.988S$3,245 psf
Aug 2025Hill House · 46 m01-05624 sqftS$1,830,000S$2,931 psf×0.988S$2,897 psf
Aug 2025Starlight Suites · 363 m16-20560 sqftS$1,218,000S$2,176 psf×0.988S$2,151 psf
Aug 2025Rv Altitude · 528 m11-15441 sqftS$1,270,000S$2,878 psf×0.988S$2,844 psf
Aug 2025Martin Edge · 455 m01-05560 sqftS$928,000S$1,658 psf×0.988S$1,639 psf
Jul 2025The Pier At Robertson · 484 m06-10657 sqftS$1,600,000S$2,437 psf×0.988S$2,408 psf
Jul 2025Espada · 391 m16-20560 sqftS$1,188,000S$2,122 psf×0.988S$2,098 psf
Jul 2025The Robertson Opus · 460 m01-05495 sqftS$1,597,000S$3,225 psf×0.988S$3,188 psf
Jul 2025The Robertson Opus · 460 m01-05495 sqftS$1,631,000S$3,294 psf×0.988S$3,256 psf
Jul 2025The Robertson Opus · 460 m01-05495 sqftS$1,607,000S$3,246 psf×0.988S$3,208 psf
Jul 2025The Robertson Opus · 460 m01-05495 sqftS$1,617,000S$3,266 psf×0.988S$3,228 psf
Jul 2025The Robertson Opus · 460 m06-10431 sqftS$1,387,000S$3,221 psf×0.988S$3,184 psf
Jul 2025The Robertson Opus · 460 m01-05431 sqftS$1,369,000S$3,180 psf×0.988S$3,143 psf
Jul 2025The Robertson Opus · 460 m01-05431 sqftS$1,375,000S$3,194 psf×0.988S$3,156 psf
Jul 2025The Robertson Opus · 460 m01-05431 sqftS$1,380,000S$3,205 psf×0.988S$3,168 psf
Jul 2025The Robertson Opus · 460 m06-10495 sqftS$1,613,000S$3,258 psf×0.988S$3,220 psf
Jul 2025The Robertson Opus · 460 m01-05495 sqftS$1,589,000S$3,209 psf×0.988S$3,172 psf
Jul 2025The Robertson Opus · 460 m01-05431 sqftS$1,386,000S$3,219 psf×0.988S$3,182 psf
Jul 2025Vivace · 322 m01-05452 sqftS$860,000S$1,902 psf×0.988S$1,880 psf
Jul 2025Rv Point · 331 m01-05463 sqftS$890,000S$1,923 psf×0.988S$1,901 psf
Jul 2025Hill House · 46 m06-10624 sqftS$1,847,000S$2,958 psf×0.988S$2,924 psf
Jul 2025Hill House · 46 m06-10624 sqftS$1,823,000S$2,920 psf×0.988S$2,886 psf
Jul 2025Hill House · 46 m06-10624 sqftS$1,820,000S$2,915 psf×0.988S$2,881 psf
Jul 2025Hill House · 46 m06-10431 sqftS$1,396,000S$3,242 psf×0.988S$3,205 psf
Jul 2025Hill House · 46 m06-10431 sqftS$1,400,000S$3,252 psf×0.988S$3,214 psf
Jul 2025Hill House · 46 m06-10624 sqftS$1,920,000S$3,075 psf×0.988S$3,040 psf
Jul 2025Hill House · 46 m06-10624 sqftS$1,916,000S$3,069 psf×0.988S$3,033 psf
Jul 2025Hill House · 46 m06-10624 sqftS$1,938,000S$3,104 psf×0.988S$3,068 psf
Jul 2025Hill House · 46 m06-10624 sqftS$1,877,000S$3,007 psf×0.988S$2,972 psf
Jun 2025Espada · 391 m26-30560 sqftS$1,240,000S$2,215 psf×1.005S$2,226 psf
Jun 2025Espada · 391 m16-20377 sqftS$900,000S$2,389 psf×1.005S$2,401 psf
Jun 2025Hill House · 46 m06-10431 sqftS$1,399,000S$3,249 psf×1.005S$3,265 psf
Jun 2025Hill House · 46 m06-10431 sqftS$1,388,025S$3,224 psf×1.005S$3,240 psf
Jun 2025Hill House · 46 m06-10431 sqftS$1,400,000S$3,252 psf×1.005S$3,268 psf
May 2025Devonshire Residences · 446 m11-15495 sqftS$1,075,000S$2,171 psf×1.005S$2,182 psf
May 2025Tribeca · 789 m06-10517 sqftS$1,320,000S$2,555 psf×1.005S$2,568 psf
May 2025Vivace · 322 m06-10398 sqftS$878,000S$2,205 psf×1.005S$2,216 psf
May 2025Waterscape At Cavenagh · 941 m01-05581 sqftS$1,156,800S$1,990 psf×1.005S$2,000 psf
May 2025Hill House · 46 m01-05624 sqftS$1,830,000S$2,931 psf×1.005S$2,946 psf
May 2025Hill House · 46 m06-10431 sqftS$1,368,000S$3,177 psf×1.005S$3,193 psf
May 2025Rv Altitude · 528 m21-25603 sqftS$1,700,000S$2,820 psf×1.005S$2,834 psf
May 2025Nomu · 911 m06-10474 sqftS$1,190,000S$2,513 psf×1.005S$2,525 psf
Apr 2025Tribeca · 789 m11-15517 sqftS$1,280,000S$2,477 psf×1.005S$2,490 psf
Apr 2025Illuminaire On Devonshire · 502 m01-05441 sqftS$1,010,000S$2,289 psf×1.005S$2,300 psf
Apr 2025Espada · 391 m11-15646 sqftS$1,450,000S$2,245 psf×1.005S$2,256 psf
Apr 2025The Metz · 520 m11-15581 sqftS$1,480,000S$2,546 psf×1.005S$2,559 psf
Apr 2025Hill House · 46 m06-10624 sqftS$1,877,000S$3,007 psf×1.005S$3,022 psf
Apr 2025Hill House · 46 m01-05624 sqftS$1,843,000S$2,952 psf×1.005S$2,967 psf
Apr 2025Hill House · 46 m06-10452 sqftS$1,546,000S$3,420 psf×1.005S$3,437 psf
Apr 2025Hill House · 46 m06-10624 sqftS$1,890,000S$3,027 psf×1.005S$3,042 psf
Mar 2025Tribeca · 789 m26-30517 sqftS$1,368,000S$2,648 psf×1.035S$2,741 psf
Mar 2025The Suites At Central · 472 m11-15657 sqftS$1,580,000S$2,406 psf×1.035S$2,491 psf
Mar 2025Mirage Tower · 748 m06-10570 sqftS$1,320,000S$2,314 psf×1.035S$2,395 psf
Mar 2025The Metz · 520 m16-20581 sqftS$1,680,000S$2,890 psf×1.035S$2,992 psf
Mar 2025Vivace · 322 m01-05398 sqftS$888,888S$2,232 psf×1.035S$2,311 psf
Mar 2025Hill House · 46 m06-10431 sqftS$1,358,000S$3,154 psf×1.035S$3,265 psf
Mar 2025Hill House · 46 m01-05624 sqftS$1,851,000S$2,965 psf×1.035S$3,069 psf
Mar 2025Hill House · 46 m01-05624 sqftS$1,800,000S$2,883 psf×1.035S$2,985 psf
Mar 2025Rv Altitude · 528 m06-10624 sqftS$1,675,000S$2,683 psf×1.035S$2,778 psf
Mar 2025Rv Altitude · 528 m11-15635 sqftS$1,750,000S$2,756 psf×1.035S$2,853 psf
Feb 2025Hill House · 46 m06-10452 sqftS$1,536,000S$3,398 psf×1.035S$3,517 psf
Feb 2025Hill House · 46 m06-10452 sqftS$1,538,000S$3,402 psf×1.035S$3,522 psf
Jan 2025Devonshire Residences · 446 m21-25495 sqftS$1,230,000S$2,484 psf×1.035S$2,572 psf
Jan 2025Robertson Edge · 301 m01-05431 sqftS$860,000S$1,997 psf×1.035S$2,068 psf
Jan 2025Hill House · 46 m01-05624 sqftS$1,864,000S$2,986 psf×1.035S$3,091 psf
Jan 2025Hill House · 46 m06-10452 sqftS$1,505,000S$3,329 psf×1.035S$3,446 psf
Jan 2025Hill House · 46 m06-10431 sqftS$1,388,000S$3,224 psf×1.035S$3,337 psf
Dec 2024Illuminaire On Devonshire · 502 m16-20635 sqftS$1,460,000S$2,299 psf×1.043S$2,398 psf
Dec 2024The Metz · 520 m01-05581 sqftS$1,520,000S$2,615 psf×1.043S$2,728 psf
Dec 2024Vivace · 322 m01-05398 sqftS$858,000S$2,154 psf×1.043S$2,248 psf
Dec 2024Hill House · 46 m01-05431 sqftS$1,390,000S$3,228 psf×1.043S$3,368 psf
Nov 2024Devonshire Residences · 446 m16-20495 sqftS$1,050,000S$2,121 psf×1.043S$2,212 psf
Nov 2024Tribeca · 789 m26-30570 sqftS$1,300,000S$2,279 psf×1.043S$2,377 psf
Nov 20248 Saint Thomas · 400 m21-25549 sqftS$1,800,000S$3,279 psf×1.043S$3,421 psf
Nov 2024Hill House · 46 m01-05452 sqftS$1,477,000S$3,267 psf×1.043S$3,409 psf
Nov 2024Hill House · 46 m01-05431 sqftS$1,372,000S$3,187 psf×1.043S$3,325 psf
Nov 2024Hill House · 46 m06-10431 sqftS$1,329,000S$3,087 psf×1.043S$3,220 psf

How accurate is this estimate for Two8one Studio?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

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

3.04% gross yield

S$40,800 of rent a year against the estimate above · 0.41 points above flats like it

Leases signed here within a quarter of this size run about S$3,400 a month, the middle of 3 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 2026500-600 sqft1Non-landed PropertiesS$3,400
Q4 2025500-600 sqft1Non-landed PropertiesS$3,480
Q4 2025500-600 sqft1Non-landed PropertiesS$3,350
Q3 2025500-600 sqft1Non-landed PropertiesS$3,480
Q2 20251000-1100 sqft1Non-landed PropertiesS$7,500

median of 3 URA rental contracts at Two8one Studio within a quarter of 48 sqm, since 2025Q4.

Buying or selling at S$1,342,425?

Buying: Stamp duty on S$1,342,425 · Cash and CPF needed on S$1,342,425 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,342,425.

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

Primary schools near 281 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2023
Two8one Studio · 01-05 · Apartment
517 sqftS$1,200,000S$2,323 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.