Blk 5A Marsiling Dr
Project page · 99-year lease from 2002
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 5A | 07 TO 09 | 90 sqm | S$443,000 | S$4,922 psm | ×1.000 | S$4,922 psm |
| May 2026 | Blk 5A | 13 TO 15 | 90 sqm | S$495,000 | S$5,500 psm | ×1.000 | S$5,500 psm |
| Nov 2025 | Blk 5A | 04 TO 06 | 90 sqm | S$480,000 | S$5,333 psm | ×0.996 | S$5,312 psm |
How accurate is this estimate for Marsiling Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 116 sales in Marsiling Dr since.
- Median error
- 5.5%
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.
7.53% gross yield
S$36,000 of rent a year against the estimate above · 0.79 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 54 approvals in the last year.
In Woodlands, flats of this type with 70 to 79 years of lease left yield 6.74%, from 16 blocks.
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 | 8 | 4 ROOM | S$3,100 |
| Sept 2026 | 25 | 4 ROOM | S$3,000 |
| Sept 2026 | 202 | 4 ROOM | S$2,800 |
| Sept 2026 | 26 | 4 ROOM | S$2,800 |
| Sept 2026 | 28 | 4 ROOM | S$2,200 |
| Aug 2026 | 34 | 4 ROOM | S$3,300 |
| Aug 2026 | 34 | 4 ROOM | S$3,100 |
| Aug 2026 | 5A | 4 ROOM | S$3,100 |
median of 54 HDB rental approvals for 4 ROOM on Marsiling Dr since 2025-10.
Buying or selling at S$478,114?
Buying: Stamp duty on S$478,114 · Cash and CPF needed on S$478,114 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$478,114.
Each opens with this figure filled in; change anything there.
Primary schools near 5a Marsiling Dr
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 · 587 m · no 2025 Phase 2C ballot
- Fuchun Primary School · 983 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Qihua Primary School · 1,316 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 1,322 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,789 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 1,791 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 5A · 4 ROOM · 07 TO 09 · Model A · 75 years left | 90 sqm | S$443,000 | S$4,922 psm |
| May 2026 | Blk 5A · 5 ROOM · 10 TO 12 · Improved · 75 years left | 110 sqm | S$580,000 | S$5,273 psm |
| May 2026 | Blk 5A · 4 ROOM · 13 TO 15 · Model A · 75 years left | 90 sqm | S$495,000 | S$5,500 psm |
| Dec 2025 | Blk 5A · 5 ROOM · 07 TO 09 · Improved · 75 years left | 110 sqm | S$555,000 | S$5,045 psm |
| Nov 2025 | Blk 5A · 4 ROOM · 04 TO 06 · Model A · 76 years left | 90 sqm | S$480,000 | S$5,333 psm |
| Sept 2025 | Blk 5A · 4 ROOM · 04 TO 06 · Model A · 76 years left | 90 sqm | S$488,000 | S$5,422 psm |
| May 2025 | Blk 5A · 4 ROOM · 01 TO 03 · Model A · 76 years left | 90 sqm | S$475,000 | S$5,278 psm |
| Sept 2024 | Blk 5A · 4 ROOM · 10 TO 12 · Model A · 77 years left | 90 sqm | S$485,000 | S$5,389 psm |
| Aug 2024 | Blk 5A · 5 ROOM · 04 TO 06 · Improved · 77 years left | 110 sqm | S$538,000 | S$4,891 psm |
| May 2024 | Blk 5A · 5 ROOM · 07 TO 09 · Improved · 77 years left | 110 sqm | S$530,000 | S$4,818 psm |
| Apr 2024 | Blk 5A · 5 ROOM · 07 TO 09 · Improved · 77 years left | 110 sqm | S$533,000 | S$4,845 psm |
| Apr 2024 | Blk 5A · 5 ROOM · 01 TO 03 · Improved · 77 years left | 110 sqm | S$520,000 | S$4,727 psm |
| Apr 2024 | Blk 5A · 4 ROOM · 07 TO 09 · Model A · 77 years left | 90 sqm | S$460,000 | S$5,111 psm |
| Mar 2024 | Blk 5A · 4 ROOM · 04 TO 06 · Model A · 77 years left | 90 sqm | S$431,000 | S$4,789 psm |
| Oct 2023 | Blk 5A · 5 ROOM · 01 TO 03 · Improved · 78 years left | 110 sqm | S$465,000 | S$4,227 psm |
| Oct 2023 | Blk 5A · 4 ROOM · 10 TO 12 · Model A · 78 years left | 90 sqm | S$450,000 | S$5,000 psm |
| May 2023 | Blk 5A · 4 ROOM · 10 TO 12 · Model A · 78 years left | 90 sqm | S$430,000 | S$4,778 psm |
| Apr 2023 | Blk 5A · 4 ROOM · 10 TO 12 · Model A · 78 years left | 90 sqm | S$432,000 | S$4,800 psm |
| Jan 2023 | Blk 5A · 4 ROOM · 04 TO 06 · Model A · 78 years left | 90 sqm | S$410,000 | S$4,556 psm |
| Aug 2022 | Blk 5A · 5 ROOM · 07 TO 09 · Improved · 79 years left | 110 sqm | S$468,000 | S$4,255 psm |
| Aug 2022 | Blk 5A · 5 ROOM · 01 TO 03 · Improved · 79 years left | 110 sqm | S$450,000 | S$4,091 psm |
| Nov 2021 | Blk 5A · 4 ROOM · 10 TO 12 · Model A · 80 years left | 90 sqm | S$390,000 | S$4,333 psm |
Showing 22 of 124.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 5A · 5 ROOM | S$3,100 | — |
| Aug 2026 | Blk 5A · 4 ROOM | S$3,100 | — |
| Jul 2026 | Blk 5A · 4 ROOM | S$3,400 | — |
| Jun 2026 | Blk 5A · 5 ROOM | S$3,200 | — |
| Jun 2025 | Blk 5A · 5 ROOM | S$3,200 | — |
| Apr 2025 | Blk 5A · 4 ROOM | S$3,500 | — |
| Feb 2025 | Blk 5A · 5 ROOM | S$3,600 | — |
| Dec 2024 | Blk 5A · 4 ROOM | S$3,300 | — |
| Dec 2024 | Blk 5A · 5 ROOM | S$3,000 | — |
| Oct 2024 | Blk 5A · 4 ROOM | S$3,200 | — |
| Aug 2024 | Blk 5A · 5 ROOM | S$3,100 | — |
| Jul 2024 | Blk 5A · 5 ROOM | S$3,300 | — |
| Jun 2024 | Blk 5A · 5 ROOM | S$3,200 | — |
| Dec 2023 | Blk 5A · 5 ROOM | S$3,000 | — |
| Jun 2023 | Blk 5A · 4 ROOM | S$3,500 | — |
| Jun 2023 | Blk 5A · 5 ROOM | S$3,300 | — |
| Jun 2023 | Blk 5A · 5 ROOM | S$3,200 | — |
| Jun 2023 | Blk 5A · 5 ROOM | S$2,800 | — |
| Feb 2023 | Blk 5A · 5 ROOM | S$3,700 | — |
| Dec 2022 | Blk 5A · 4 ROOM | S$3,200 | — |
| Nov 2022 | Blk 5A · 4 ROOM | S$2,700 | — |
| Oct 2022 | Blk 5A · 5 ROOM | S$2,500 | — |
| Sept 2022 | Blk 5A · 4 ROOM | S$3,200 | — |
| Jul 2022 | Blk 5A · 5 ROOM | S$1,900 | — |
| Jun 2022 | Blk 5A · 5 ROOM | S$2,300 | — |
| May 2022 | Blk 5A · 4 ROOM | S$2,000 | — |
| Oct 2021 | Blk 5A · 5 ROOM | S$2,300 | — |
| Oct 2021 | Blk 5A · 5 ROOM | S$1,900 | — |
| Aug 2021 | Blk 5A · 4 ROOM | S$2,100 | — |
| Jun 2021 | Blk 5A · 5 ROOM | S$1,750 | — |
| Mar 2021 | Blk 5A · 5 ROOM | S$1,800 | — |
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 74 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 | 69 years | S$458,659 | S$506,396 | S$548,437 | S$558,029 |
| 10 years | 64 years | S$444,338 | S$541,646 | S$635,313 | S$657,729 |
| 20 years | 54 years | S$409,231 | S$608,096 | S$836,597 | S$896,675 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.