120 Marsiling Rise 730120, Woodlands West, North Region, Singapore
$580,000
This flat is a 5 Rooms HDB for sale with 2 Baths in 120 Marsiling Rise, a stunning HDB Resale Flat in Singapore. Searching for a property in Singapore? Look no further than this stunning HDB for Sale in Woodlands. Located in Woodlands HDB Estate, this development is part of District 25. Completed in 1984, Marsiling Rise is a 99 year leasehold HDB Development with a total of 120 units. It has a total of 13 floors and is one of 20 HDB Blocks on Marsiling Rise. If you are looking for a property in the Woodlands, this is might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • Woodlands North (490 m) - 7 mins walk • 1 MRT within 1 km ⭑ Nearby Bus stops • Blk 120 (44 m) - 1 mins walk • Opposite Blk 120 (89 m) - 2 mins walk • Opposite Blk 12 (255 m) - 4 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Lian Seng Minimart (354 m) - 5 mins walk • Pak Jack House (380 m) - 6 mins walk • 7 grocery stores within 1 km ⭑ Nearby Schools • Ilmseekers Artducation (189 m) - 3 mins walk • PAP Community Foundation - Woodgrove 101 (394 m) - 6 mins walk • Swim Excellence Singapore (Woodland) (516 m) - 4 mins drive • 7 more schools within 1 km ⭑ Nearby Parks • Woodlands Town Park East (333 m) - 5 mins walk • Woodlands Botanical Garden (382 m) - 6 mins walk • Hilltop @ Woodlands Town Park East (431 m) - 6 mins walk • 6 more parks within 1 km Please call Jyhseng Lok from 99.co @ +658111XXXX to arrange for a viewing.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…

License: L3008022J
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$512,536
S$387 psf
Asking Price
S$580,000
S$438 psf
vs Market
+13.2%
vs Last Done
-5.8%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Woodlands
674m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$466
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$387
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 120 MARSILING RISE Floor 07 TO 09 | 1,302sqft | S$605,000 | ▲S$465 +20.2% vs FV | 99yr from 1985 |
Jan 2026 | Blk 120 MARSILING RISE Floor 07 TO 09 | 1,302sqft | S$605,000 | ▲S$465 +20.2% vs FV | 99yr from 1985 |
Jan 2026 | Blk 120 MARSILING RISE Floor 07 TO 09 | 1,302sqft | S$605,000 | ▲S$465 +20.2% vs FV | 99yr from 1985 |
Dec 2025 | Blk 120 MARSILING RISE Floor 07 TO 09 | 1,302sqft | S$610,000 | ▲S$468 +20.9% vs FV | 99yr from 1985 |
Dec 2025 | Blk 120 MARSILING RISE Floor 07 TO 09 | 1,302sqft | S$610,000 | ▲S$468 +20.9% vs FV | 99yr from 1985 |
Blk 120 MARSILING RISE
Jan 2026 · Floor 07 TO 09
+20.2% vs FV
Blk 120 MARSILING RISE
Jan 2026 · Floor 07 TO 09
+20.2% vs FV
Blk 120 MARSILING RISE
Jan 2026 · Floor 07 TO 09
+20.2% vs FV
Blk 120 MARSILING RISE
Dec 2025 · Floor 07 TO 09
+20.9% vs FV
Blk 120 MARSILING RISE
Dec 2025 · Floor 07 TO 09
+20.9% vs FV
HELIOS AI Analysis
The valuation of the 5-room HDB unit in Woodlands, with a remaining lease of 57 years, reflects an estimated value of $512,536, equating to a price per square foot (PSF) of $387. This valuation signals a market positioning that is notably above the baseline, with a substantial 13.2% differential. Such a premium suggests a heightened demand for properties in this region, potentially influenced by recent developments or amenities that enhance the desirability of Woodlands as a residential choice.
However, it is essential to note that the model confidence in this valuation is categorized as low, which indicates variability in market conditions or limited comparable sales data. The analysis is based on only four recent HDB resale transactions in the vicinity, underscoring the need for caution in interpreting these figures. Investors and homeowners should be mindful of the remaining lease tenure, as properties with shorter leases may face challenges in resale value and financing options in the future. Overall, while the current market dynamics appear favorable, stakeholders should remain vigilant about the inherent risks associated with lower confidence valuations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.