12a Marsiling Lane 731012, Woodlands West, North Region, Singapore
$630,000
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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
Automated Valuation based on 471 HDB resale transactions (data.gov.sg) · 29 outliers removed (IQR)
Fair Value
S$559,125
S$559 psf
Asking Price
S$630,000
S$629 psf
vs Market
+12.7%
vs Last Done
+55.3%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
471 comps
Nearest MRT
Woodlands
1020m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
471 comparable transactions
S$532
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$559
Recent Comparable Transactions
10 shown · 471 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 5 MARSILING DR Floor 13 TO 15 | 969sqft | S$392,000 | ▼S$405 -27.5% vs FV | 99yr from 1974 |
Mar 2026 | Blk 5 MARSILING DR Floor 13 TO 15 | 969sqft | S$392,000 | ▼S$405 -27.5% vs FV | 99yr from 1974 |
Mar 2026 | Blk 28 MARSILING DR Floor 01 TO 03 | 1,044sqft | S$460,000 | ▼S$441 -21.1% vs FV | 99yr from 1977 |
Mar 2026 | Blk 12A MARSILING LANE Floor 22 TO 24 | 1,001sqft | S$620,000 | ▲S$619 +10.7% vs FV | 99yr from 2013 |
Mar 2026 | Blk 368 WOODLANDS AVE 1 Floor 10 TO 12 | 1,130sqft | S$620,000 | ▼S$549 -1.8% vs FV | 99yr from 1997 |
Mar 2026 | Blk 570B WOODLANDS AVE 1 Floor 04 TO 06 | 990sqft | S$645,000 | ▲S$651 +16.5% vs FV | 99yr from 2013 |
Mar 2026 | Blk 725 WOODLANDS AVE 6 Floor 07 TO 09 | 1,098sqft | S$542,000 | ▼S$494 -11.6% vs FV | 99yr from 1997 |
Mar 2026 | Blk 720 WOODLANDS AVE 6 Floor 07 TO 09 | 1,076sqft | S$590,000 | ▼S$548 -2.0% vs FV | 99yr from 1997 |
Mar 2026 | Blk 745 WOODLANDS CIRCLE Floor 07 TO 09 | 1,098sqft | S$538,888 | ▼S$491 -12.2% vs FV | 99yr from 1998 |
Mar 2026 | Blk 740 WOODLANDS CIRCLE Floor 10 TO 12 | 1,098sqft | S$538,000 | ▼S$490 -12.3% vs FV | 99yr from 1997 |
Mar 2026 | Blk 764A WOODLANDS CIRCLE Floor 04 TO 06 | 969sqft | S$538,000 | ▼S$555 -0.7% vs FV | 99yr from 2003 |
Blk 5 MARSILING DR
Mar 2026 · Floor 13 TO 15
-27.5% vs FV
Blk 5 MARSILING DR
Mar 2026 · Floor 13 TO 15
-27.5% vs FV
Blk 28 MARSILING DR
Mar 2026 · Floor 01 TO 03
-21.1% vs FV
Blk 12A MARSILING LANE
Mar 2026 · Floor 22 TO 24
+10.7% vs FV
Blk 368 WOODLANDS AVE 1
Mar 2026 · Floor 10 TO 12
-1.8% vs FV
Blk 570B WOODLANDS AVE 1
Mar 2026 · Floor 04 TO 06
+16.5% vs FV
Blk 725 WOODLANDS AVE 6
Mar 2026 · Floor 07 TO 09
-11.6% vs FV
Blk 720 WOODLANDS AVE 6
Mar 2026 · Floor 07 TO 09
-2.0% vs FV
Blk 745 WOODLANDS CIRCLE
Mar 2026 · Floor 07 TO 09
-12.2% vs FV
Blk 740 WOODLANDS CIRCLE
Mar 2026 · Floor 10 TO 12
-12.3% vs FV
Blk 764A WOODLANDS CIRCLE
Mar 2026 · Floor 04 TO 06
-0.7% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's residential real estate, the valuation of the HDB 4-room unit in Woodlands stands out with an estimated value of $559,125, translating to a price per square foot (PSF) of $559. This valuation, which is 12.7% above the baseline market rate, underscores a robust demand trajectory in the area. The significant premium suggests not only a strong local market sentiment but also reflects the property’s strategic location and the amenities available in the Woodlands district, which continue to enhance its attractiveness to potential buyers.
The remaining lease of 86 years is a critical factor in this valuation, as it provides prospective homeowners with a long-term tenure that is appealing in the context of Singapore's real estate landscape. Properties with substantial remaining leases typically command higher prices, as buyers are assured of prolonged occupancy. Coupled with the model's high confidence level, derived from an extensive analysis of 471 recent HDB resale transactions in the vicinity, this valuation indicates a strong alignment with current market dynamics. Such metrics suggest that the Woodlands area is not only holding its value but is also poised for potential appreciation as urban development continues to evolve.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.