RPS · Resale Project Scorecard
Aspen Heights — Grade A
RPS score 6.52/10 · D09 · Orchard, River Valley · 606 units · scored across 7 weighted factors — methodology published.
999YR · Bukit Sembawang Estates · TOP 1998
Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.95% — below-median performance vs same-vintage peers (34th percentile of 1998-era cohort).
1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.47km away). Adequate but narrow school optionality.
606 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.44km from Fort Canning Mrt Stn (DT20) — short walk to MRT, good transport convenience.
Rental yield of 2.51% — below-average income return.
999-year tenure — effectively freehold from a valuation standpoint.
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.08km, far enough that the impact on this project is modest.
Primary schools within 1km: River Valley Primary School.
The verdict· Scores updated September 2026
Aspen Heights scores 6.52 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 640th of 2,357 resale condos scored in Singapore and 19th of 205 in District 9 (Orchard, River Valley). Its strongest factors are Project Size (10/10) and Tenure (10/10); its weakest is Future Transformation (3/10). Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: total returns, future transformation.
See all 205 scored condos in District 9 (Orchard, River Valley) →
RPS · Resale Project Scorecard
Recent resale transactions at Aspen Heights
12 months to September 2026 (Oct 2025 – Sep 2026): 13 resale transactions, median $2,404 psf, median price $3.30M. Median PSF is up 4.5% on the previous 12 months (Oct 2024 – Sep 2025, $2,300 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $2,312 psf | $3.35M |
| Jan–Mar 2026 | 4 | $2,428 psf | $3.29M |
| Apr–Jun 2026 | 5 | $2,492 psf | $3.30M |
| Jul–Sep 2026 | 2 | $2,479 psf | $3.29M |
| 12-month total | 13 | $2,404 psf | $3.30M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Aspen Heights: frequently asked questions
Answers generated from the scorecard data — RPS rank 640th of 2,357, scores updated September 2026.
- Is Aspen Heights a good buy in 2026?
- Aspen Heights scores 6.52/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 640th of 2,357 Singapore resale condos and 19th of 205 in District 9 (Orchard, River Valley). Strong project with clear strengths. Standout strengths: project size, tenure. Key weaknesses: total returns, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Aspen Heights?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 13 resale transactions at Aspen Heights, at a median of $2,404 psf and a median price of $3.30M (range $2,244 psf to $2,591 psf). The median PSF is up 4.5% on the previous 12 months (Oct 2024 – Sep 2025, $2,300 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Aspen Heights from the nearest MRT station?
- Aspen Heights is about 440m from Fort Canning MRT (DT20), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Aspen Heights compare with Cavenagh Gardens?
- Cavenagh Gardens is the project scored next to Aspen Heights on the District 9 ranking: 6.54 (Grade A) against Aspen Heights's 6.52 (Grade A). Aspen Heights scores higher on Project Size (10 vs 5); Cavenagh Gardens scores higher on Project's Historical Performance (4 vs 7) and Future Transformation (3 vs 4).
- Which primary schools are within 1km of Aspen Heights?
- One primary school is within 1km of Aspen Heights: River Valley Primary School. 1 primary school within 1km (RIVER VALLEY PRIMARY SCHOOL, 0.47km away). Adequate but narrow school optionality. Aspen Heights scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Aspen Heights, and how big is the project?
- Aspen Heights is 999-year leasehold, completed in 1998, has 606 units, developed by Bukit Sembawang Estates. 999-year tenure — effectively freehold from a valuation standpoint. 606 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Aspen Heights in Orchard, River Valley
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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