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 3 HDB resale transactions (data.gov.sg)
Fair Value
S$504,239
S$381 psf
Asking Price
S$580,000
S$438 psf
vs Market
+15.0%
vs Last Done
-5.8%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Woodlands
674m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$459
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$381
Recent Comparable Transactions
3 shown · 3 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 +22.0% vs FV | 99yr from 1985 |
Jan 2026 | Blk 120 MARSILING RISE Floor 07 TO 09 | 1,302sqft | S$605,000 | ▲S$465 +22.0% vs FV | 99yr from 1985 |
Dec 2025 | Blk 120 MARSILING RISE Floor 07 TO 09 | 1,302sqft | S$610,000 | ▲S$468 +22.8% vs FV | 99yr from 1985 |
Aug 2025 | Blk 120 MARSILING RISE Floor 10 TO 12 | 1,302sqft | S$578,000 | ▲S$444 +16.5% vs FV | 99yr from 1985 |
Blk 120 MARSILING RISE
Jan 2026 · Floor 07 TO 09
+22.0% vs FV
Blk 120 MARSILING RISE
Jan 2026 · Floor 07 TO 09
+22.0% vs FV
Blk 120 MARSILING RISE
Dec 2025 · Floor 07 TO 09
+22.8% vs FV
Blk 120 MARSILING RISE
Aug 2025 · Floor 10 TO 12
+16.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit located in Woodlands, with a remaining lease of 57 years, is estimated at $504,239, translating to a price per square foot of $381. This valuation sits at a notable 15% above the market baseline, indicating a premium positioning within the current HDB resale landscape. Such a deviation from the baseline is indicative of both heightened demand and unique attributes of the property that may contribute to its desirability among potential buyers.
However, it is essential to note that the model confidence level for this valuation is classified as low. This suggests that market signals are not fully aligned, and the valuation may be influenced by external factors or anomalies in the recent resale transactions. The analysis is primarily based on three recent HDB resale transactions in the vicinity, which may not fully encapsulate broader market trends or shifts. Given the remaining lease of 57 years, potential buyers should weigh the implications of leasehold duration against the current valuation to make informed investment decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.