Aspen Heights
Aspen Heights is a condominium in District 9 (Orchard / River Valley), in the Core Central Region. In the 12 months to August 2026, the median price was S$2,379 psf from 15 sales.
At a glance
- District
- District 9 (Orchard / River Valley)
- Region
- Core Central Region
- Type
- Condominium
- Tenure
- 999-year lease from 1841, about 814 years left
- Completed
- 1998, about 28 years old
What the prices say
The median home in Aspen Heights sold for S$3,300,000: the middle of 15 sales in the 12 months to August 2026.
That is a little above the middle condo project in District 9 (Orchard / River Valley), which sold at S$2,269 psf across 143 projects: about 5% higher. By price per square foot it ranks 25th of the 48 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,888 psf in 2021 (25 sales) and S$2,485 psf in 2026 so far (11 sales), up about 32%. The highest year in the record was 2025 at S$2,304 psf.
Floor made little difference: floors 6 to 10 sold at S$2,304 psf against S$2,340 psf on floors 1 to 5 (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$2,366 psf, 1,200 to 1,499 sq ft at S$2,379 psf and 1,500 sq ft and over at S$2,272 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 9 (Orchard / River Valley) whose median over the last 12 months is closest to Aspen Heights' S$2,379 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$2,371 psf, the same as Aspen Heights.
| Project | Median price per sq ft | Sales |
|---|---|---|
| Aspen Heights | S$2,379 psf | 15 |
| Visioncrest | S$2,376 psf | 12 |
| Mirage Tower | S$2,371 psf | 8 |
| Cairnhill Nine | S$2,361 psf | 7 |
What sells here
15 homes sold in the last 12 months, down from 16 in the 12 months before.
The most common size was 1,200 to 1,499 sq ft, with 13 of the 31 sales in the last 24 months.
None of the 31 sales in the last 24 months were first sales of new units: all 31 were resales.
The first new sale in our records was in September 1995.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$6,500 a month (189 contracts). The district's median across every contract was S$5,800, so rents here ran noticeably above it: about 12% higher.
Over the 24 months the median rent was S$6,500 (373 contracts), the same as the latest 12 months.
By bedrooms: 2 bedrooms S$5,000 (36), 3 bedrooms S$6,300 (86) and 4 or more bedrooms S$7,700 (67). The figure in brackets is the number of contracts.
Setting rent against price for 1,200 to 1,499 sq ft homes (81 rentals and 6 resale or sub-sale transactions) gives a gross yield estimate of 2.3%: a median rent of S$6,300 a month against a median price of S$3,300,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Across 2 size ranges the estimate runs from 2.3% to 2.5%.
1,500 sq ft and over: 2.5% (rent S$7,650 a month, price S$3,680,000).
Age and lease
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Aspen Heights. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Aspen Heights?
S$2,379 psf in the 12 months to August 2026, from 15 sales. For the median home that is S$3,300,000.
How many homes sold in Aspen Heights?
15 in the last 12 months and 31 in the last 24 months, across all sale types.
What do homes in Aspen Heights rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$6,500 a month, from 189 contracts.
What is the rental yield in Aspen Heights?
Between 2.3% and 2.5% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Aspen Heights?
It is a 999-year lease from 1841, which leaves about 814 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$2,379 psf | S$3,300,000 | 15 |
| Last 24 months | S$2,326 psf | S$3,150,000 | 31 |
| Last 5 years | S$2,223 psf | S$3,020,000 | 66 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,888 psf | 25 |
| 2022 | S$2,045 psf | 10 |
| 2023 | S$2,117 psf | 10 |
| 2024 | S$2,227 psf | 14 |
| 2025 | S$2,304 psf | 15 |
| 2026 (to August) | S$2,485 psf | 11 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$2,340 psf | 15 |
| Floors 6 to 10 | S$2,304 psf | 15 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$2,366 psf | 7 |
| 1,200 to 1,499 sq ft | S$2,379 psf | 13 |
| 1,500 sq ft and over | S$2,272 psf | 8 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Aspen Heights, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$6,500 a month | 189 |
| Last 24 months | S$6,500 a month | 373 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$5,000 a month | 36 | S$5,000 a month |
| 3 bedrooms | S$6,300 a month | 86 | S$6,300 a month |
| 4 or more bedrooms | S$7,700 a month | 67 | S$7,700 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 9 (Orchard / River Valley)
- Rents for every district, by size
- Rent against price for Aspen Heights, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Aspen Heights, with a likely range and the recent sales behind it. Sign in is free.
Open Aspen Heights in Condo AtlasOther condos in District 9 (Orchard / River Valley)
- Aspen Linq
- Belle Vue Residences
- Cairnhill 16
- Cairnhill Astoria
- Cairnhill Crest
- Cairnhill Nine
- Cairnhill Plaza
- Cairnhill Residences
- Casa Cairnhill
- Casa Novacrest
- Cavenagh Court
- Cavenagh Fortuna
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.