Aspen Heights
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2.8 out of 5 |
Address: 261 River Valley Road 238307
Tenure: 999-year Leasehold
| Units For Sale: |
7 View listings 
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| Units For Rent: |
27 View listings
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| Reviews: |
45 Check reviews
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| Ask Guru Q&A: |
124 Read Q&A
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15 Reviews For This Building
1
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 |
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(3.7) |
| Interior / Units |
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(3) |
| Exterior / Common Areas |
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(3) |
| Condo Facilities |
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(5) |
| Transport Links |
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(5) |
| Nearby Amenities |
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(3) |
| Property Management |
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(3) |
2
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 |
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(0.8) |
| Interior / Units |
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(0) |
| Exterior / Common Areas |
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(0) |
| Condo Facilities |
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(1) |
| Transport Links |
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(2) |
| Nearby Amenities |
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(2) |
| Property Management |
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(0) |
3
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 |
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(2.3) |
| Interior / Units |
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(2) |
| Exterior / Common Areas |
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(0) |
| Condo Facilities |
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(1) |
| Transport Links |
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(5) |
| Nearby Amenities |
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(5) |
| Property Management |
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(1) |
4
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 |
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(1) |
| Interior / Units |
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(1) |
| Exterior / Common Areas |
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(0) |
| Condo Facilities |
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(1) |
| Transport Links |
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(2) |
| Nearby Amenities |
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(2) |
| Property Management |
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(0) |
5
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 |
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(1.8) |
| Interior / Units |
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(3) |
| Exterior / Common Areas |
|
(1) |
| Condo Facilities |
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(0) |
| Transport Links |
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(4) |
| Nearby Amenities |
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(3) |
| Property Management |
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(0) |
6
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 |
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(5) |
| Interior / Units |
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(5) |
| Exterior / Common Areas |
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(5) |
| Condo Facilities |
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(5) |
| Transport Links |
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(5) |
| Nearby Amenities |
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(5) |
| Property Management |
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(5) |
7
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 |
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(5) |
| Interior / Units |
|
(5) |
| Exterior / Common Areas |
|
(5) |
| Condo Facilities |
|
(5) |
| Transport Links |
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(5) |
| Nearby Amenities |
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(5) |
| Property Management |
|
(5) |
8
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 |
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(4.3) |
| Interior / Units |
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(5) |
| Exterior / Common Areas |
|
(3) |
| Condo Facilities |
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(3) |
| Transport Links |
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(5) |
| Nearby Amenities |
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(5) |
| Property Management |
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(5) |
9
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 |
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(1.2) |
| Interior / Units |
|
(2) |
| Exterior / Common Areas |
|
(1) |
| Condo Facilities |
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(1) |
| Transport Links |
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(0) |
| Nearby Amenities |
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(1) |
| Property Management |
|
(2) |
10
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 |
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(5) |
| Nearby Amenities |
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(5) |
| Property Management |
|
(3) |
11
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 |
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(5) |
| Interior / Units |
|
(5) |
| Exterior / Common Areas |
|
(5) |
| Condo Facilities |
|
(5) |
| Transport Links |
|
(5) |
| Nearby Amenities |
|
(5) |
| Property Management |
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(5) |
12
Draconian Management
Posted by on Jun 23, 2021
I've lived here for 8 years and it gets steadily worse. Management and the committee make rules which are not in the best interests of the residents. The management seem to have a fundamental misunderstanding of Covid rules. There are often things stolen from the car park. All motorbike spaces get taken up by people who don't live here. The management can't seem to get the security gates to work for motorcycles despite being informed what the issue is. I won't be staying which is a shame!
I recommend this building for:
| Reviewer's Overall Rating |
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(0.7) |
| Interior / Units |
|
(1) |
| Exterior / Common Areas |
|
(0) |
| Condo Facilities |
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(0) |
| Transport Links |
|
(2) |
| Nearby Amenities |
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(1) |
| Property Management |
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(0) |
13
Perfect location
Posted by Tenant on Sep 5, 2017
Been living here for a few months now and I love the place.
You'll read a lot of reviews, mainly by people with family, complaining that there are too many rules especially for the kids. Good because most of the expat parents in this place let their kids run wild, the rules keep some sense of balance. I live alone here and am in my mid 20's, so rules about using putting greens and playgrounds matter not, it's all about the awesome location.
You can walk to any of the quays and have an immense choice of bars and restaurants just minutes away along Robertson walk, all reasonably priced. Nowhere is more than 5 minutes away by uber/grab if you want to head to downtown core. Clarke quay and Somerset MRTs are walking distance away, as are clarke quay central and Plaza Singapura malls.
Food shopping wise, there is a cold storage down the road at UE square mall, and a great butcher on the walk back up which is about the only way you'll get decent meat in Singapore. The condo itself has this great minimart on site which sells around most of your day to day stuff at good prices, just your fresh produce I'd recommend heading to the supermarket for.
Facilities on site are great, the pool is beautiful but very busy with kids after school finishes. The gym is one of the better equipped condo gyms I've used, even has a power rack and olympic bar which almost none ever do, so power lifts are a go (You still get people doing sit ups and curls in the squat rack though). Booking the tennis and squash courts is required but they don't get all that busy, and there's a function room which can be booked for parties, bake sales, garage sales and whatnot.
Overall it's great, I haven't had any issues with the staff or met any hostility from other tenants, would recommend to anybody. I recommend this building for: City Living, Outdoors & Activities, Families with Children, Luxury & Prestige,
You'll read a lot of reviews, mainly by people with family, complaining that there are too many rules especially for the kids. Good because most of the expat parents in this place let their kids run wild, the rules keep some sense of balance. I live alone here and am in my mid 20's, so rules about using putting greens and playgrounds matter not, it's all about the awesome location.
You can walk to any of the quays and have an immense choice of bars and restaurants just minutes away along Robertson walk, all reasonably priced. Nowhere is more than 5 minutes away by uber/grab if you want to head to downtown core. Clarke quay and Somerset MRTs are walking distance away, as are clarke quay central and Plaza Singapura malls.
Food shopping wise, there is a cold storage down the road at UE square mall, and a great butcher on the walk back up which is about the only way you'll get decent meat in Singapore. The condo itself has this great minimart on site which sells around most of your day to day stuff at good prices, just your fresh produce I'd recommend heading to the supermarket for.
Facilities on site are great, the pool is beautiful but very busy with kids after school finishes. The gym is one of the better equipped condo gyms I've used, even has a power rack and olympic bar which almost none ever do, so power lifts are a go (You still get people doing sit ups and curls in the squat rack though). Booking the tennis and squash courts is required but they don't get all that busy, and there's a function room which can be booked for parties, bake sales, garage sales and whatnot.
Overall it's great, I haven't had any issues with the staff or met any hostility from other tenants, would recommend to anybody. I recommend this building for: City Living, Outdoors & Activities, Families with Children, Luxury & Prestige,
| Reviewer's Overall Rating |
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(4.3) |
| Interior / Units |
|
(5) |
| Exterior / Common Areas |
|
(4) |
| Condo Facilities |
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(4) |
| Transport Links |
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(4) |
| Nearby Amenities |
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(5) |
| Property Management |
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(4) |
14
Farcical estate management practises
Posted by Mr. Joshua Leong on May 27, 2017
There are a great many number of rules that are not needed and whose sole purpose is to cause resentment among the residents. For example, the putting green which is almost never used, was used by children to play their games. Now, the security will routinely chase them away from the putting green. The putting green it seems is more of a decorational piece for the residents of the block facing it.
Similarly, there are other rules, such as "no scooters, no pets, no RUNNING" that are in place, though they are hardly necessary at all. The management have these signs very conspicuously placed around the common areas, and they will very often enforce it, especially when children are involved. Their reason? In the name of safety.
But wait. Consider the following points.
On 5th January, 2017, an Aspen Heights apartment had an electrical accident which resulted in a fire. The security stopped the fire engines at the gate, and then when the firemen finally got in, they were not able to use the lifts. A resident had to bring them up to the fifth floor then open the stairs and climb up two flights of stairs. But the door was locked on the inside of the seventh floor staircase. By order of management. This delayed the firemen greatly.
Another issue is the extremely inefficient process of getting into the condominium by car. Since a series of housebreakings, security began to implement a series of measures, such as ID checks at the gates. Only, they check residents. Residents of whom they are perfectly aware of that have lived here for years. These same security guards have seen them inside the condo, leaving the condo every day for work, and sometimes these guards know they live in the condo because they send warnings about scooters and Football up to those people's units. Yet they insist on this check. It is extremely ineffective. Why? Because if you're an uber driver or a food delivery, or any old contractor, they let you in without any delay. I recommend this building for:
Similarly, there are other rules, such as "no scooters, no pets, no RUNNING" that are in place, though they are hardly necessary at all. The management have these signs very conspicuously placed around the common areas, and they will very often enforce it, especially when children are involved. Their reason? In the name of safety.
But wait. Consider the following points.
On 5th January, 2017, an Aspen Heights apartment had an electrical accident which resulted in a fire. The security stopped the fire engines at the gate, and then when the firemen finally got in, they were not able to use the lifts. A resident had to bring them up to the fifth floor then open the stairs and climb up two flights of stairs. But the door was locked on the inside of the seventh floor staircase. By order of management. This delayed the firemen greatly.
Another issue is the extremely inefficient process of getting into the condominium by car. Since a series of housebreakings, security began to implement a series of measures, such as ID checks at the gates. Only, they check residents. Residents of whom they are perfectly aware of that have lived here for years. These same security guards have seen them inside the condo, leaving the condo every day for work, and sometimes these guards know they live in the condo because they send warnings about scooters and Football up to those people's units. Yet they insist on this check. It is extremely ineffective. Why? Because if you're an uber driver or a food delivery, or any old contractor, they let you in without any delay. I recommend this building for:
| Reviewer's Overall Rating |
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(1.7) |
| Interior / Units |
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(4) |
| Exterior / Common Areas |
|
(1) |
| Condo Facilities |
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(1) |
| Transport Links |
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(2) |
| Nearby Amenities |
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(1) |
| Property Management |
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(1) |
15
Awful management and security
Posted by Aspen Heights Resident on May 22, 2017
Simply awful management committee at this condo. Bizarre decisions taken with no consultation with residents, often resulting in genuine damage or annoyance.
Security guards becoming infamous for being rude and hostile to visitors and residents alike.
Condo itself is OK, showing signs of age and disrepair, and overunning with noisy kids with little parental control. I recommend this building for:
Security guards becoming infamous for being rude and hostile to visitors and residents alike.
Condo itself is OK, showing signs of age and disrepair, and overunning with noisy kids with little parental control. I recommend this building for:
| Reviewer's Overall Rating |
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(1) |
| Interior / Units |
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(1) |
| Exterior / Common Areas |
|
(1) |
| Condo Facilities |
|
(1) |
| Transport Links |
|
(1) |
| Nearby Amenities |
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(1) |
| Property Management |
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(1) |
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)