Blk 128 Marsiling Rise
Project page · 99-year lease from 1995
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 |
|---|---|---|---|---|---|---|---|
| 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 |
| Mar 2026 | Blk 128 | 04 TO 06 | 158 sqm | S$800,000 | S$5,063 psm | ×0.997 | S$5,048 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.
4.85% gross yield
S$44,400 of rent a year against the estimate above · 0.15 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$915,000?
Buying: Stamp duty on S$915,000 · Cash and CPF needed on S$915,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$915,000.
Each opens with this figure filled in; change anything there.
Primary schools near 128 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 · 607 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 678 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 816 m · no 2025 Phase 2C ballot
- Qihua Primary School · 988 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Woodgrove Primary School · 1,298 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,343 m · no 2025 Phase 2C ballot
- Innova Primary School · 1,499 m · no 2025 Phase 2C ballot
- Evergreen Primary School · 1,809 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 128 · EXECUTIVE · 07 TO 09 · Apartment · 68 years left | 173 sqm | S$945,000 | S$5,462 psm |
| Jun 2026 | Blk 128 · EXECUTIVE · 01 TO 03 · Apartment · 68 years left | 173 sqm | S$915,000 | S$5,289 psm |
| Mar 2026 | Blk 128 · EXECUTIVE · 04 TO 06 · Apartment · 68 years left | 158 sqm | S$800,000 | S$5,063 psm |
| Aug 2024 | Blk 128 · 5 ROOM · 07 TO 09 · Model A · 70 years left | 134 sqm | S$685,000 | S$5,112 psm |
| Jun 2024 | Blk 128 · EXECUTIVE · 07 TO 09 · Apartment · 70 years left | 173 sqm | S$930,000 | S$5,376 psm |
| Apr 2024 | Blk 128 · EXECUTIVE · 04 TO 06 · Apartment · 70 years left | 173 sqm | S$880,000 | S$5,087 psm |
| Oct 2023 | Blk 128 · 5 ROOM · 04 TO 06 · Model A · 70 years left | 134 sqm | S$650,000 | S$4,851 psm |
| Apr 2023 | Blk 128 · EXECUTIVE · 07 TO 09 · Apartment · 71 years left | 173 sqm | S$878,000 | S$5,075 psm |
| Sept 2022 | Blk 128 · EXECUTIVE · 07 TO 09 · Apartment · 72 years left | 173 sqm | S$880,000 | S$5,087 psm |
| Aug 2022 | Blk 128 · EXECUTIVE · 07 TO 09 · Apartment · 72 years left | 173 sqm | S$888,888 | S$5,138 psm |
| Aug 2022 | Blk 128 · EXECUTIVE · 04 TO 06 · Apartment · 72 years left | 159 sqm | S$760,000 | S$4,780 psm |
| Jul 2022 | Blk 128 · EXECUTIVE · 04 TO 06 · Apartment · 72 years left | 173 sqm | S$805,000 | S$4,653 psm |
| Jun 2022 | Blk 128 · EXECUTIVE · 04 TO 06 · Apartment · 72 years left | 173 sqm | S$870,000 | S$5,029 psm |
| Apr 2022 | Blk 128 · EXECUTIVE · 04 TO 06 · Apartment · 72 years left | 173 sqm | S$820,000 | S$4,740 psm |
| Mar 2022 | Blk 128 · EXECUTIVE · 01 TO 03 · Apartment · 72 years left | 173 sqm | S$770,000 | S$4,451 psm |
| Jan 2022 | Blk 128 · EXECUTIVE · 07 TO 09 · Apartment · 72 years left | 170 sqm | S$780,000 | S$4,588 psm |
| Dec 2021 | Blk 128 · EXECUTIVE · 07 TO 09 · Apartment · 72 years left | 170 sqm | S$850,000 | S$5,000 psm |
Showing 17 of 53.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 128 · EXECUTIVE | S$3,000 | — |
| Apr 2025 | Blk 128 · EXECUTIVE | S$2,300 | — |
| Jul 2024 | Blk 128 · EXECUTIVE | S$3,000 | — |
| Jul 2023 | Blk 128 · EXECUTIVE | S$2,700 | — |
| Jan 2023 | Blk 128 · EXECUTIVE | S$2,000 | — |
| Jul 2022 | Blk 128 · EXECUTIVE | S$2,500 | — |
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$886,432 | S$978,693 | S$1,059,943 | S$1,078,480 |
| 10 years | 57 years | S$855,225 | S$1,042,515 | S$1,222,798 | S$1,265,942 |
| 20 years | 47 years | S$775,272 | S$1,152,013 | S$1,584,900 | S$1,698,716 |
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.