Blk 119 Marsiling Rise
Project page · 99-year lease from 1995
Based on 13 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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 122 | 01 TO 03 | 170 sqm | S$940,000 | S$5,529 psm | ×1.000 | S$5,529 psm |
| Sept 2026 | Blk 124 | 07 TO 09 | 184 sqm | S$1,015,000 | S$5,516 psm | ×1.000 | S$5,516 psm |
| Aug 2026 | Blk 119 | 10 TO 12 | 166 sqm | S$998,888 | S$6,017 psm | ×1.000 | S$6,017 psm |
| Jul 2026 | Blk 128 | 07 TO 09 | 173 sqm | S$945,000 | S$5,462 psm | ×1.000 | S$5,462 psm |
| Jun 2026 | Blk 128 | 01 TO 03 | 173 sqm | S$915,000 | S$5,289 psm | ×1.000 | S$5,289 psm |
| Jun 2026 | Blk 118 | 07 TO 09 | 173 sqm | S$960,000 | S$5,549 psm | ×1.000 | S$5,549 psm |
| May 2026 | Blk 114 | 01 TO 03 | 160 sqm | S$958,000 | S$5,988 psm | ×1.000 | S$5,988 psm |
| Mar 2026 | Blk 128 | 04 TO 06 | 158 sqm | S$800,000 | S$5,063 psm | ×0.997 | S$5,048 psm |
| Mar 2026 | Blk 118 | 01 TO 03 | 173 sqm | S$930,000 | S$5,376 psm | ×0.997 | S$5,360 psm |
| Mar 2026 | Blk 133 | 04 TO 06 | 173 sqm | S$980,000 | S$5,665 psm | ×0.997 | S$5,648 psm |
| Feb 2026 | Blk 119 | 13 TO 15 | 166 sqm | S$930,000 | S$5,602 psm | ×0.997 | S$5,586 psm |
| Jan 2026 | Blk 117 | 04 TO 06 | 170 sqm | S$956,888 | S$5,629 psm | ×0.997 | S$5,612 psm |
| Jan 2026 | Blk 117 | 01 TO 03 | 170 sqm | S$946,888 | S$5,570 psm | ×0.997 | S$5,554 psm |
How accurate is this estimate for Marsiling Rise?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 36 sales in Marsiling Rise 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.
4.82% gross yield
S$44,400 of rent a year against the estimate above · 0.12 points above flats like it
Homes like this rent for about S$3,700 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 |
|---|---|---|---|
| Sept 2026 | 118 | EXECUTIVE | S$1,500 |
| Aug 2026 | 115 | EXECUTIVE | S$4,800 |
| Jul 2026 | 119 | EXECUTIVE | S$3,800 |
| Jul 2026 | 128 | EXECUTIVE | S$3,000 |
| May 2026 | 119 | EXECUTIVE | S$3,200 |
| Jan 2026 | 121 | EXECUTIVE | S$4,400 |
| Oct 2025 | 124 | EXECUTIVE | S$3,700 |
median of 7 HDB rental approvals for EXECUTIVE on Marsiling Rise since 2025-10.
Buying or selling at S$921,156?
Buying: Stamp duty on S$921,156 · Cash and CPF needed on S$921,156 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$921,156.
Each opens with this figure filled in; change anything there.
Primary schools near 119 Marsiling Rise
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
- Qihua Primary School · 786 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 794 m · no 2025 Phase 2C ballot
- Marsiling Primary School · 818 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 850 m · no 2025 Phase 2C ballot
1 to 2 km
- Woodlands Primary School · 1,204 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 1,218 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,479 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 1,608 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 1,925 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 119 · 4 ROOM · 07 TO 09 · Model A · 68 years left | 111 sqm | S$565,000 | S$5,090 psm |
| Aug 2026 | Blk 119 · EXECUTIVE · 10 TO 12 · Apartment · 68 years left | 166 sqm | S$998,888 | S$6,017 psm |
| Feb 2026 | Blk 119 · EXECUTIVE · 13 TO 15 · Apartment · 68 years left | 166 sqm | S$930,000 | S$5,602 psm |
| Feb 2026 | Blk 119 · 4 ROOM · 07 TO 09 · Model A · 68 years left | 111 sqm | S$595,000 | S$5,360 psm |
| Jul 2025 | Blk 119 · EXECUTIVE · 07 TO 09 · Apartment · 69 years left | 166 sqm | S$950,000 | S$5,723 psm |
| Jun 2025 | Blk 119 · EXECUTIVE · 04 TO 06 · Apartment · 69 years left | 166 sqm | S$888,000 | S$5,349 psm |
| Sept 2023 | Blk 119 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 111 sqm | S$500,000 | S$4,505 psm |
| Apr 2023 | Blk 119 · EXECUTIVE · 01 TO 03 · Apartment · 71 years left | 166 sqm | S$850,000 | S$5,120 psm |
| Apr 2022 | Blk 119 · EXECUTIVE · 07 TO 09 · Apartment · 72 years left | 166 sqm | S$790,000 | S$4,759 psm |
| Nov 2021 | Blk 119 · EXECUTIVE · 07 TO 09 · Apartment · 72 years left | 166 sqm | S$708,000 | S$4,265 psm |
Showing 10 of 34.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 119 · 4 ROOM | S$3,800 | — |
| Jul 2026 | Blk 119 · EXECUTIVE | S$3,800 | — |
| May 2026 | Blk 119 · EXECUTIVE | S$3,200 | — |
| May 2025 | Blk 119 · EXECUTIVE | S$1,350 | — |
| Jan 2025 | Blk 119 · EXECUTIVE | S$3,250 | — |
| Nov 2024 | Blk 119 · 4 ROOM | S$3,700 | — |
| Jul 2024 | Blk 119 · EXECUTIVE | S$5,000 | — |
| Apr 2024 | Blk 119 · 4 ROOM | S$2,900 | — |
| Aug 2023 | Blk 119 · EXECUTIVE | S$2,400 | — |
| Jun 2023 | Blk 119 · EXECUTIVE | S$3,750 | — |
| Feb 2023 | Blk 119 · 4 ROOM | S$3,600 | — |
| Jan 2023 | Blk 119 · EXECUTIVE | S$3,100 | — |
| Oct 2022 | Blk 119 · EXECUTIVE | S$1,800 | — |
| Apr 2022 | Blk 119 · 4 ROOM | S$2,900 | — |
| Dec 2021 | Blk 119 · EXECUTIVE | S$2,200 | — |
| Sept 2021 | Blk 119 · EXECUTIVE | S$1,500 | — |
| Jul 2021 | Blk 119 · EXECUTIVE | S$3,400 | — |
| Jun 2021 | Blk 119 · EXECUTIVE | S$1,400 | — |
| Mar 2021 | Blk 119 · EXECUTIVE | S$2,950 | — |
| Feb 2021 | Blk 119 · 4 ROOM | S$1,950 | — |
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 67 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 | 62 years | S$892,395 | S$985,276 | S$1,067,073 | S$1,085,735 |
| 10 years | 57 years | S$860,978 | S$1,049,528 | S$1,231,023 | S$1,274,458 |
| 20 years | 47 years | S$780,487 | S$1,159,762 | S$1,595,562 | S$1,710,143 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.