Blk 127 Marsiling Rise
Project page · 99-year lease from 1985
Based on 8 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 120 | 10 TO 12 | 99 sqm | S$503,000 | S$5,081 psm | ×1.000 | S$5,081 psm |
| Dec 2025 | Blk 127 | 01 TO 03 | 97 sqm | S$500,000 | S$5,155 psm | ×0.996 | S$5,134 psm |
| May 2025 | Blk 120 | 04 TO 06 | 98 sqm | S$510,000 | S$5,204 psm | ×1.000 | S$5,202 psm |
| Apr 2025 | Blk 123 | 10 TO 12 | 98 sqm | S$515,000 | S$5,255 psm | ×1.000 | S$5,253 psm |
| Feb 2025 | Blk 123 | 04 TO 06 | 98 sqm | S$500,000 | S$5,102 psm | ×1.009 | S$5,148 psm |
| Feb 2025 | Blk 123 | 10 TO 12 | 98 sqm | S$508,000 | S$5,184 psm | ×1.009 | S$5,230 psm |
| Jan 2025 | Blk 120 | 04 TO 06 | 99 sqm | S$480,000 | S$4,848 psm | ×1.009 | S$4,892 psm |
| Nov 2024 | Blk 120 | 07 TO 09 | 98 sqm | S$500,000 | S$5,102 psm | ×1.025 | S$5,228 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.
7.17% gross yield
S$36,000 of rent a year against the estimate above · 0.11 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 119 | 4 ROOM | S$3,800 |
| Feb 2026 | 124 | 4 ROOM | S$2,400 |
| Jan 2026 | 123 | 4 ROOM | S$3,300 |
| Nov 2025 | 124 | 4 ROOM | S$3,000 |
| Oct 2025 | 120 | 4 ROOM | S$3,000 |
median of 5 HDB rental approvals for 4 ROOM on Marsiling Rise since 2025-10.
Buying or selling at S$501,938?
Buying: Stamp duty on S$501,938 · Cash and CPF needed on S$501,938 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$501,938.
Each opens with this figure filled in; change anything there.
Primary schools near 127 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
- Marsiling Primary School · 695 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 756 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 810 m · no 2025 Phase 2C ballot
- Qihua Primary School · 904 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Woodgrove Primary School · 1,269 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,288 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,497 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 1,725 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Blk 127 · 4 ROOM · 01 TO 03 · New Generation · 58 years left | 97 sqm | S$500,000 | S$5,155 psm |
| Jul 2024 | Blk 127 · 4 ROOM · 01 TO 03 · New Generation · 60 years left | 97 sqm | S$455,000 | S$4,691 psm |
| Sept 2022 | Blk 127 · 4 ROOM · 01 TO 03 · New Generation · 62 years left | 97 sqm | S$415,000 | S$4,278 psm |
Showing 3 of 15.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2024 | Blk 127 · 4 ROOM | S$2,450 | — |
| Mar 2022 | Blk 127 · 4 ROOM | S$2,800 | — |
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$479,148 | S$529,018 | S$572,937 | S$582,957 |
| 10 years | 47 years | S$455,012 | S$554,658 | S$650,575 | S$673,530 |
| 20 years | 37 years | S$400,005 | S$594,386 | S$817,736 | S$876,459 |
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.