Block 120 Paya Lebar Way
120 Paya Lebar Way, Singapore 381120
Block 120 Paya Lebar Way is an HDB block in Geylang, completed in 1979, with 80 dwelling units. Across 76 resales on record, 5-Room flats have recently resold around S$600k (S$472 psf, 118 sqm). The lease has approximately 53 years remaining.
What are the key facts about Block 120 Paya Lebar Way?
Block 120 Paya Lebar Way is an HDB block in Geylang, completed in 1979, with 80 dwelling units.
- Town
- Geylang
- Planning area
- Geylang
- Completed
- 1979
- Storeys
- 21
- Total units
- 80
- Flat model
- Improved
- Market segment
- RCR
- Median resale
- S$600k
- Last transacted
- Apr 2026
- Remaining lease
- ≈ 53 years
What are resale prices at Block 120 Paya Lebar Way?
5-Room flats have recently resold around S$600k (S$472 psf), from 76 resales on record (HDB caveat data).
| Flat type | Resales | Median price | Size | PSF |
|---|---|---|---|---|
| 5-Room | 76 | S$600,000recent | 118 sqm | S$472 psf |
“Recent” medians use the latest transactions; for older blocks the all-time median spans 30+ years and understates today’s price. Source: HDB resale caveats, through Apr 2026.
What rent and yield does Block 120 Paya Lebar Way get?
Flats at Block 120 Paya Lebar Way have recently sublet for a median of S$4,000/mo, an indicative gross rental yield of about 8.0% (from 6 recent rental contracts).
Median rent
S$4,000/mo
6 recent contracts
Gross rental yield
8.0%
indicative, gross
Annual rent
S$48,000
median × 12 months
| Flat type | Contracts | Median rent |
|---|---|---|
| 5-Room | 6 | S$4,000/mo |
HDB subletting requires the flat owner to have met the 5-year Minimum Occupation Period (MOP), so the rental sample per block is small — treat the yield as indicative. Latest contract Mar 2026. Source: HDB rental (subletting) data.
What has recently sold at Block 120 Paya Lebar Way?
Block 120 Paya Lebar Way has 76 recorded resales; the most recent transacted at S$745,000 in Apr 2026 (HDB caveat data).
| Date | Flat type | Storey | Size | Price |
|---|---|---|---|---|
| Apr 2026 | 5-Room | 04 TO 06 | 118 sqm | S$745,000 |
| Nov 2021 | 5-Room | 07 TO 09 | 118 sqm | S$620,000 |
| Sept 2021 | 5-Room | 07 TO 09 | 118 sqm | S$650,000 |
| Feb 2021 | 5-Room | 10 TO 12 | 118 sqm | S$608,000 |
| Mar 2020 | 5-Room | 16 TO 18 | 118 sqm | S$605,000 |
| Jul 2019 | 5-Room | 13 TO 15 | 118 sqm | S$618,000 |
| Nov 2018 | 5-Room | 13 TO 15 | 118 sqm | S$600,000 |
| May 2017 | 5-Room | 19 TO 21 | 118 sqm | S$600,000 |
| Mar 2016 | 5-Room | 16 TO 18 | 118 sqm | S$555,000 |
| Mar 2016 | 5-Room | 04 TO 06 | 118 sqm | S$520,000 |
| Dec 2015 | 5-Room | 01 TO 03 | 118 sqm | S$500,000 |
| Jul 2015 | 5-Room | 10 TO 12 | 118 sqm | S$564,000 |
What flat types are in Block 120 Paya Lebar Way?
Block 120 Paya Lebar Way has 80 units, mostly 5-Room flats of the Improved model.
Unit stock by flat type, from the HDB property information dataset.
Where is Block 120 Paya Lebar Way?
Block 120 Paya Lebar Way is an HDB block in Geylang.
Block 120 Paya Lebar Way is an HDB block located along Paya Lebar Way. The block is recorded as completed around 1979, with up to 21 storeys. It has an estimated 80 residential units based on the HDB property information dataset. Flat types in the block include 5-room units.
The address is Block 120 Paya Lebar Way, Singapore 381120. It is part of District 14, Geylang / Eunos, the Geylang planning area. The block falls within the Central Region and the RCR market segment.
The nearest rail connection is Mattar MRT, approximately 490m away, around 8 minutes on foot. Nearby amenities include Paya Lebar Square for shopping, NTUC Fairprice Co-operative Ltd for groceries, Blk 89 Circuit Road for food options, Geylang East Pk for greenery and recreation, Geylang Polyclinic for polyclinic services, and MacPherson Community Club for community facilities.
How far is Block 120 Paya Lebar Way from MRT and schools?
The nearest MRT/LRT to Block 120 Paya Lebar Way is Mattar MRT, about 490 m away (~8 min walk). 3 schools are within 1 km, including 2 primary schools.
Getting around
- Mattar MRT490 m · ~8 min
- Aljunied MRT702 m · ~11 min
- Macpherson MRT781 m · ~12 min
Schools nearby
Flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Canossa Catholic Primary SchoolPrimary schoolwithin 1 km · P1 priority506 m
- Geylang Methodist School (Primary)Primary schoolwithin 1 km · P1 priority559 m
- Geylang Methodist School (Secondary)Secondary schoolwithin 1 km579 m
- Kong Hwa SchoolPrimary school1.4 km
- Cedar Girls' Secondary SchoolSecondary school1.7 km
- Cedar Primary SchoolPrimary school1.7 km
- Broadrick Secondary SchoolSecondary school1.8 km
- Bartley Secondary SchoolSecondary school1.9 km
Shops, food & parks
Straight-line distances from the block. Source: PropKaki amenities data.
What does it cost to buy a flat at Block 120 Paya Lebar Way?
Buying a flat at Block 120 Paya Lebar Way (~S$600k) needs about S$4,783/mo in income and S$2,253/mo in repayments, after S$12,600 stamp duty and a S$150k downpayment.
Illustrative, for a buyer at the recent median resale price (S$600k) — 25% downpayment (bank-loan basis), 25-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$12,600
BSD, tiered
Downpayment (25%)
S$150k
cash + CPF
Monthly instalment
S$2,253/mo
25y @ 3.5%
Income required
S$4,783/mo
MSR/TDSR @ stress rate
First-time HDB buyers pay no Additional Buyer’s Stamp Duty (ABSD) and may qualify for CPF Housing Grants of up to S$80,000+, which lower the cash required — these are not included above. An HDB concessionary loan also allows a smaller downpayment.
Wondering whether it will hold its value? See do HDB flats actually make money? →
Eyeing Block 120 Paya Lebar Way? Ask what it's worth.
Recent transacted prices, what's nearby, and whether an asking price is fair.
PropKakiRecent sales at Block 120 Paya Lebar Way land close to the town median — fair value, no big premium.
Frequently asked questions about Block 120 Paya Lebar Way
How much does a 5-Room flat at Block 120 Paya Lebar Way cost?⌄
5-Room flats at Block 120 Paya Lebar Way have recently resold for a median of about S$600k (S$472 psf), from 76 resales on record (HDB caveats). The exact price depends on the flat type, floor and remaining lease.
Is Block 120 Paya Lebar Way worth buying given its remaining lease?⌄
Block 120 Paya Lebar Way has about 53 years left on its 99-year lease (completed 1979). Below ~60 years, CPF usage and the maximum loan start to taper with the buyer's age, so check financing before committing. The figure is taken from the most recent transacted flat.
What is the rental yield at Block 120 Paya Lebar Way?⌄
Gross rental yield at Block 120 Paya Lebar Way is about 8.0%, based on a median subletting rent of about S$4,000/mo against a resale price of about S$600k. HDB subletting requires the owner to have met the 5-year MOP, so the per-block sample is small — treat this as indicative.
How much do I need to earn to buy a flat at Block 120 Paya Lebar Way?⌄
For a flat at about S$600k on a 25-year HDB-style loan, you'd need roughly S$4,783/mo in household income, with repayments around S$2,253/mo after a S$150k downpayment. First-timer grants of up to S$80,000+ (not included) lower the cash needed.
What is the nearest MRT to Block 120 Paya Lebar Way?⌄
The nearest MRT/LRT station to Block 120 Paya Lebar Way is Mattar MRT, about 490 m away (~8 min walk).
Which primary schools are within 1 km of Block 120 Paya Lebar Way?⌄
Canossa Catholic Primary School, Geylang Methodist School (Primary) are within 1 km of Block 120 Paya Lebar Way — flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.