Aspen Heights
| Member Rating: |
|
3 out of 5 |
Address: 261 River Valley Road 238307
Tenure: 999-year Leasehold
| Units For Sale: |
14 View listings 
|
|
| Units For Rent: |
33 View listings
|
|
| Reviews: |
49 Check reviews
|
|
| Ask Guru Q&A: |
125 Read Q&A
|
|
15 Reviews For This Building
1
green cover
Posted by Jennifer Toh on Jan 25, 2026
can forgo my brolly during hot weather, the landscape artists at Aspen Heights did a good job with greenery cover so it's mostly shaded throughout the complex.
I recommend this building for:
| Reviewer's Overall Rating |
|
(5) |
| Interior / Units |
|
(5) |
| Exterior / Common Areas |
|
(5) |
| Condo Facilities |
|
(5) |
| Transport Links |
|
(5) |
| Nearby Amenities |
|
(5) |
| Property Management |
|
(5) |
2
999-year leasehold
Posted by Eric Lee on Jan 24, 2026
Aspen Heights is a 999-year leasehold property, that's as good as freehold. been here for over a decade and my kids love the playground. once they outgrew that, they're now using the gym with me and we like to practise our putting at the golf course and work on our art at the art studio. swimming at the large pool is fun too.
I recommend this building for:
| Reviewer's Overall Rating |
|
(5) |
| Interior / Units |
|
(5) |
| Exterior / Common Areas |
|
(5) |
| Condo Facilities |
|
(5) |
| Transport Links |
|
(5) |
| Nearby Amenities |
|
(5) |
| Property Management |
|
(5) |
3
family friendly development
Posted by Irfan Syahid on Jan 23, 2026
i like that Aspen Heights always feels family friendly with nice playground... and there's also a minimart and laundromart within the condo. good value since it's located in River Valley considered prime.
I recommend this building for:
| Reviewer's Overall Rating |
|
(5) |
| Interior / Units |
|
(5) |
| Exterior / Common Areas |
|
(5) |
| Condo Facilities |
|
(5) |
| Transport Links |
|
(5) |
| Nearby Amenities |
|
(5) |
| Property Management |
|
(5) |
4
Nature Haven in the City
Posted by on Oct 8, 2025
A serene peaceful condo in the heart of the city with easy access to 2 new MRT stations (Fort Canning DTL) and Great World (TEL). It was a treat enjoying nature such as birds and squirrels so close to us. Young kids and even an art school and coding studio within the condo give a constant vibrant energy. Unit layout is spacious with ample storage and kitchen, a proper yard with helper's toilet and no odd shapes or huge balconies. Facilities are generally well maintained and upgraded where needed. Management is responsive while neigbours are generally kind and supportive. For groceries options: condo Minimart, 2 Cold Storages (UE Square and New Bahru) or the 24hour NTUC Fairprice at Killiney Rd. We have enjoyed walks to the Singapore River, Fort Canning Hill, and even to Somerset!
I recommend this building for:
City Living,
Families with Children and
| Reviewer's Overall Rating |
|
(3.7) |
| Interior / Units |
|
(5) |
| Exterior / Common Areas |
|
(5) |
| Condo Facilities |
|
(3) |
| Transport Links |
|
(3) |
| Nearby Amenities |
|
(3) |
| Property Management |
|
(3) |
5
Family friendly condo
Posted by Freddy H on Sep 9, 2025
3 MRT stations nearby (Somerset / Fort Canning & Great World City). Way bigger space than other condo, decent space, facilities with minimart inside the condo! Family friendly and lots of space to walk around.
I recommend this building for:
City Living,
Families with Children and
| Reviewer's Overall Rating |
|
(3.7) |
| Interior / Units |
|
(3) |
| Exterior / Common Areas |
|
(3) |
| Condo Facilities |
|
(5) |
| Transport Links |
|
(5) |
| Nearby Amenities |
|
(3) |
| Property Management |
|
(3) |
6
Absolutely horrendous Management and Security
Posted by on Aug 19, 2025
Unfortunately, living at Aspen Heights has been a disappointing experience. The management is unresponsive and lacks consideration for residents, especially families. There are no designated areas for children to play, and the security guards are often rude, frequently preventing kids from using the common spaces. This is not a family-friendly condo, despite what it may appear. Additionally, some of the older landlords are unwilling to maintain the units properly, yet continue to raise rent prices year after year. I strongly advise against moving here if you're looking for a well-managed, family-oriented environment. Aspen Heights is no longer what it once was.
I recommend this building for:
City Living.
| Reviewer's Overall Rating |
|
(0.8) |
| Interior / Units |
|
(0) |
| Exterior / Common Areas |
|
(0) |
| Condo Facilities |
|
(1) |
| Transport Links |
|
(2) |
| Nearby Amenities |
|
(2) |
| Property Management |
|
(0) |
7
Not the best place to live with kids
Posted by Melissa Morrison on Aug 19, 2025
I really dislike living at Aspen Heights. We have three children and are constantly feeling watched by other residents and management. Residents film children and helpers. Residents and security yell at children. There is bullying from security, management and the residents that feel like they need to police everything. The units are out of date (big though) and constantly have water issues. There is an unfriendliness to aspen heights that is difficult to overcome. Great transport links and good location.
I recommend this building for:
City Living and
| Reviewer's Overall Rating |
|
(2.3) |
| Interior / Units |
|
(2) |
| Exterior / Common Areas |
|
(0) |
| Condo Facilities |
|
(1) |
| Transport Links |
|
(5) |
| Nearby Amenities |
|
(5) |
| Property Management |
|
(1) |
8
Draconian management. Rude, manhandling secur
Posted by Varun Varshney on Mar 30, 2025
Very dissapointed by the management and security staff at this condo. Security staff regularly snatch playing items from kids by coming from behind and catching children unaware. They even grab kids by the arm and drag them away. There is blatant disregard to respect and etiquette of not touching kids. When one complains to the management, they say this is not caught on camera and they won't say anything to security staff. Of course, security staff knows camera blindspots. Also, management says kids aren't allowed to play in the condo at all except use facilities like tennis court. Chasing kids, dragging them, even if kids fall and get injured is ok for the mgmt.
I recommend this building for:
| Reviewer's Overall Rating |
|
(1) |
| Interior / Units |
|
(1) |
| Exterior / Common Areas |
|
(0) |
| Condo Facilities |
|
(1) |
| Transport Links |
|
(2) |
| Nearby Amenities |
|
(2) |
| Property Management |
|
(0) |
9
Aspen Heights Residents Deserve Better
Posted by aditi shukul on Feb 16, 2025
It’s disappointing but unsurprising that so many families are leaving Aspen Heights. Residents should feel safe and respected, yet ongoing issues with security and poor management persist. Security staff often speak to residents, helpers, and children in a rude and condescending manner, creating a hostile environment. Despite repeated complaints, management remains unresponsive. This lack of accountability is unacceptable and unpleasant in any residential community.
I recommend this building for:
| Reviewer's Overall Rating |
|
(1.8) |
| Interior / Units |
|
(3) |
| Exterior / Common Areas |
|
(1) |
| Condo Facilities |
|
(0) |
| Transport Links |
|
(4) |
| Nearby Amenities |
|
(3) |
| Property Management |
|
(0) |
10
Old Condo, Big Space and Well Maintained
Posted by on Dec 9, 2024
While Aspen is not new condo, we get the advantage of having more space. Aspen is also very well maintained condo if I compare with other condo with the same age
I recommend this building for:
| Reviewer's Overall Rating |
|
(5) |
| Interior / Units |
|
(5) |
| Exterior / Common Areas |
|
(5) |
| Condo Facilities |
|
(5) |
| Transport Links |
|
(5) |
| Nearby Amenities |
|
(5) |
| Property Management |
|
(5) |
11
an Oasis just behind the famous Orchard area
Posted by JZ See on Oct 3, 2024
Aspen is the most valued for money development in the area when you consider the 999yr lease, the wide expansive grounds and the well-designed layout. the common areas are kept very clean and updated, thanks to the strong resident council and property management company. with 3 MRT lines serving the condo (fort canning, kim seng, somerset), this is very convenient for residents. and 1km to RVPS, within 2KM to ACS J. did I write about the squash courts, the table tennis and actually having a driving range too? and how about having a minimart that has EVERYTHING?
I recommend this building for:
City Living,
Outdoors & Activities,
Families with Children,
Luxury & Prestige,
Students,
Western Expats and
| Reviewer's Overall Rating |
|
(5) |
| Interior / Units |
|
(5) |
| Exterior / Common Areas |
|
(5) |
| Condo Facilities |
|
(5) |
| Transport Links |
|
(5) |
| Nearby Amenities |
|
(5) |
| Property Management |
|
(5) |
12
Spacious and well maintained
Posted by Jaywai S on Oct 3, 2024
Very well maintained condo with spacious units.
I recommend this building for:
| Reviewer's Overall Rating |
|
(4.3) |
| Interior / Units |
|
(5) |
| Exterior / Common Areas |
|
(3) |
| Condo Facilities |
|
(3) |
| Transport Links |
|
(5) |
| Nearby Amenities |
|
(5) |
| Property Management |
|
(5) |
13
Fatal accident at Aspen Heights involving chi
Posted by Li Kok on Jan 24, 2024
Fatal accident recently took place near guardhouse at Aspen Heights involving a car and a child just yesterday. Due to the slopes, cars drive fast and straight to main road making it a hazard for young children. There is no guarded pavement for people to walk
I recommend this building for:
| Reviewer's Overall Rating |
|
(1.2) |
| Interior / Units |
|
(2) |
| Exterior / Common Areas |
|
(1) |
| Condo Facilities |
|
(1) |
| Transport Links |
|
(0) |
| Nearby Amenities |
|
(1) |
| Property Management |
|
(2) |
14
Good size condominium
Posted by K Tong on Jul 20, 2022
These is one of rare condominiums that are not so densely packed. Its on a high ground. While it is not new, many of the facilities are renovated.
I recommend this building for:
City Living,
Outdoors & Activities and
Families with Children.
| Reviewer's Overall Rating |
|
(4.3) |
| Interior / Units |
|
(3) |
| Exterior / Common Areas |
|
(5) |
| Condo Facilities |
|
(5) |
| Transport Links |
|
(5) |
| Nearby Amenities |
|
(5) |
| Property Management |
|
(3) |
15
Nice Home
Posted by Gaming is fun on Mar 8, 2022
There are many facilities including a sauna. It has a big and spacious home
I recommend this building for:
City Living,
Outdoors & Activities,
Families with Children,
Peace & Quiet,
Luxury & Prestige,
Students,
Western Expats and
Asian Expats.
| Reviewer's Overall Rating |
|
(5) |
| Interior / Units |
|
(5) |
| Exterior / Common Areas |
|
(5) |
| Condo Facilities |
|
(5) |
| Transport Links |
|
(5) |
| Nearby Amenities |
|
(5) |
| Property Management |
|
(5) |
Condo Featured Agents
Location
Nearest MRT Stations
- DT20 Fort Canning MRT Station (0.44 km)
- NS23 Somerset MRT Station (0.66 km)
- NS24 Dhoby Ghaut MRT Station (0.73 km)
Nearest Schools
- River Valley Primary School (0.53 km)
- Chatsworth International School - Orchard Campus (0.92 km)
- Outram Secondary School (1 km)