Blk 120 Marsiling Rise
Project page · 99-year lease from 1985
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 129 | 04 TO 06 | 138 sqm | S$650,000 | S$4,710 psm | ×1.000 | S$4,710 psm |
| Apr 2026 | Blk 123 | 10 TO 12 | 121 sqm | S$608,000 | S$5,025 psm | ×1.000 | S$5,025 psm |
| Mar 2026 | Blk 129 | 04 TO 06 | 123 sqm | S$584,000 | S$4,748 psm | ×0.997 | S$4,734 psm |
| Jan 2026 | Blk 120 | 07 TO 09 | 121 sqm | S$605,000 | S$5,000 psm | ×0.997 | S$4,985 psm |
| Jan 2026 | Blk 123 | 13 TO 15 | 130 sqm | S$600,000 | S$4,615 psm | ×0.997 | S$4,602 psm |
| Dec 2025 | Blk 120 | 07 TO 09 | 121 sqm | S$610,000 | S$5,041 psm | ×0.996 | S$5,022 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.
6.48% gross yield
S$38,100 of rent a year against the estimate above · 0.6 points above flats like it
Homes like this rent for about S$3,175 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 |
|---|---|---|---|
| Aug 2026 | 118 | 5 ROOM | S$3,400 |
| Jul 2026 | 123 | 5 ROOM | S$3,400 |
| Jul 2026 | 123 | 5 ROOM | S$2,800 |
| Jun 2026 | 123 | 5 ROOM | S$2,800 |
| May 2026 | 123 | 5 ROOM | S$2,950 |
| Dec 2025 | 123 | 5 ROOM | S$3,500 |
median of 6 HDB rental approvals for 5 ROOM on Marsiling Rise since 2025-10.
Buying or selling at S$588,012?
Buying: Stamp duty on S$588,012 · Cash and CPF needed on S$588,012 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$588,012.
Each opens with this figure filled in; change anything there.
Primary schools near 120 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 · 719 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 787 m · no 2025 Phase 2C ballot
- Marsiling Primary School · 887 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 902 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Woodlands Primary School · 1,154 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 1,187 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,466 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 1,541 m · no 2025 Phase 2C ballot
- Woodlands Ring Primary School · 1,878 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 120 · 4 ROOM · 10 TO 12 · New Generation · 59 years left | 99 sqm | S$503,000 | S$5,081 psm |
| Jan 2026 | Blk 120 · 5 ROOM · 07 TO 09 · Improved · 59 years left | 121 sqm | S$605,000 | S$5,000 psm |
| Dec 2025 | Blk 120 · 5 ROOM · 07 TO 09 · Improved · 59 years left | 121 sqm | S$610,000 | S$5,041 psm |
| Aug 2025 | Blk 120 · 5 ROOM · 10 TO 12 · Improved · 59 years left | 121 sqm | S$578,000 | S$4,777 psm |
| May 2025 | Blk 120 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 98 sqm | S$510,000 | S$5,204 psm |
| Jan 2025 | Blk 120 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 99 sqm | S$480,000 | S$4,848 psm |
| Nov 2024 | Blk 120 · 4 ROOM · 07 TO 09 · New Generation · 60 years left | 98 sqm | S$500,000 | S$5,102 psm |
| Jul 2024 | Blk 120 · 5 ROOM · 13 TO 15 · Improved · 61 years left | 121 sqm | S$570,000 | S$4,711 psm |
| Jul 2024 | Blk 120 · 5 ROOM · 01 TO 03 · Improved · 61 years left | 121 sqm | S$530,000 | S$4,380 psm |
| May 2024 | Blk 120 · 4 ROOM · 04 TO 06 · New Generation · 61 years left | 98 sqm | S$490,000 | S$5,000 psm |
| Feb 2024 | Blk 120 · 5 ROOM · 10 TO 12 · Improved · 61 years left | 121 sqm | S$550,000 | S$4,545 psm |
| Dec 2023 | Blk 120 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 121 sqm | S$585,000 | S$4,835 psm |
| Aug 2022 | Blk 120 · 5 ROOM · 10 TO 12 · Improved · 62 years left | 129 sqm | S$505,000 | S$3,915 psm |
| May 2022 | Blk 120 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 121 sqm | S$480,000 | S$3,967 psm |
| Apr 2022 | Blk 120 · 5 ROOM · 01 TO 03 · Improved · 63 years left | 125 sqm | S$445,000 | S$3,560 psm |
| Feb 2022 | Blk 120 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 121 sqm | S$455,000 | S$3,760 psm |
Showing 16 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 120 · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 120 · 5 ROOM | S$2,800 | — |
| Jan 2025 | Blk 120 · 5 ROOM | S$3,100 | — |
| Mar 2024 | Blk 120 · 4 ROOM | S$3,000 | — |
| Dec 2023 | Blk 120 · 5 ROOM | S$2,100 | — |
| Jan 2023 | Blk 120 · 5 ROOM | S$3,100 | — |
| May 2022 | Blk 120 · 5 ROOM | S$2,100 | — |
| Mar 2022 | Blk 120 · 5 ROOM | S$2,300 | — |
| Apr 2021 | Blk 120 · 5 ROOM | S$2,200 | — |
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 57 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 | 52 years | S$561,314 | S$619,735 | S$671,185 | S$682,924 |
| 10 years | 47 years | S$533,039 | S$649,772 | S$762,137 | S$789,028 |
| 20 years | 37 years | S$468,598 | S$696,312 | S$957,963 | S$1,026,756 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.