Blk 120 Pending Rd
Project page · 99-year lease from 1988
Based on 3 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 120 | 01 TO 03 | 131 sqm | S$620,000 | S$4,733 psm | ×1.000 | S$4,733 psm |
| May 2026 | Blk 120 | 07 TO 09 | 121 sqm | S$622,000 | S$5,141 psm | ×1.000 | S$5,141 psm |
| Mar 2026 | Blk 120 | 07 TO 09 | 121 sqm | S$628,888 | S$5,197 psm | ×0.997 | S$5,182 psm |
How accurate is this estimate for Pending Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 39 sales in Pending Rd since.
- Median error
- 3.6%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
4.87% gross yield
S$30,300 of rent a year against the estimate above · 0.81 points below flats like it
Homes like this rent for about S$2,525 a month, the middle of 2 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 blocks. This town has too few such blocks to measure on its own.
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 rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| May 2026 | 121 | 5 ROOM | S$3,200 |
| Oct 2025 | 120 | 5 ROOM | S$1,850 |
median of 2 HDB rental approvals for 5 ROOM on Pending Rd since 2025-10.
Buying or selling at S$622,001?
Buying: Stamp duty on S$622,001 · Cash and CPF needed on S$622,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$622,001.
Each opens with this figure filled in; change anything there.
Primary schools near 120 Pending Rd
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
- Zhenghua Primary School · 195 m · no 2025 Phase 2C ballot
- Bukit Panjang Primary School · 340 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Beacon Primary School · 785 m · no 2025 Phase 2C ballot
- Greenridge Primary School · 873 m · no 2025 Phase 2C ballot
1 to 2 km
- CHIJ Our Lady Queen of Peace (girls) · 1,111 m · no 2025 Phase 2C ballot
- West View Primary School · 1,185 m · no 2025 Phase 2C ballot
- West Spring Primary School · 1,323 m · no 2025 Phase 2C ballot
- Teck Whye Primary School · 1,802 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 120 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 131 sqm | S$620,000 | S$4,733 psm |
| May 2026 | Blk 120 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 121 sqm | S$622,000 | S$5,141 psm |
| Mar 2026 | Blk 120 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 121 sqm | S$628,888 | S$5,197 psm |
| Aug 2025 | Blk 120 · 4 ROOM · 07 TO 09 · Simplified · 62 years left | 84 sqm | S$532,000 | S$6,333 psm |
| Jun 2024 | Blk 120 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 120 sqm | S$620,000 | S$5,167 psm |
| Mar 2022 | Blk 120 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 104 sqm | S$425,000 | S$4,087 psm |
Showing 6 of 29.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 120 · 5 ROOM | S$1,850 | — |
| Jul 2025 | Blk 120 · 5 ROOM | S$3,000 | — |
| Mar 2025 | Blk 120 · 5 ROOM | S$3,200 | — |
| Nov 2023 | Blk 120 · 5 ROOM | S$1,850 | — |
| Jul 2023 | Blk 120 · 5 ROOM | S$3,000 | — |
| Mar 2023 | Blk 120 · 5 ROOM | S$2,700 | — |
| Feb 2023 | Blk 120 · 5 ROOM | S$2,500 | — |
| Feb 2022 | Blk 120 · 5 ROOM | S$1,700 | — |
| Oct 2021 | Blk 120 · 5 ROOM | S$1,850 | — |
| Aug 2021 | Blk 120 · 5 ROOM | S$2,300 | — |
| Feb 2021 | Blk 120 · 5 ROOM | S$2,150 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 60 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 55 years | S$600,103 | S$662,562 | S$717,568 | S$730,117 |
| 10 years | 50 years | S$572,856 | S$698,309 | S$819,068 | S$847,967 |
| 20 years | 40 years | S$512,310 | S$761,266 | S$1,047,324 | S$1,122,534 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.