120 Pending Road - 2 Units for Sale

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120 Pending Road – PropertyGuru Market Pulse Insights

Recent search data shows the project remains relevant to active buyer seekers in the Dairy Farm / Bukit Panjang / Choa Chu Kang area, according to PropertyGuru's 30-day search trends. This property continues to draw interest in the local market as seekers evaluate available inventory within the broader HDB landscape.

Popular preferences: Balcony, Corner Unit, Tennis Court, Gym, Air-Conditioning, Maidsroom, Renovated, Bathtub, Terrace

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 539K
  • Avg PSF: S$ 596 psf (37.01% lower compared to Dairy Farm / Bukit Panjang / Choa Chu Kang average of S$ 946 psf)
  • Available Units: 2

Key Takeaway: Market interest is currently focused on the 3-Bedroom configurations which represent the entirety of the available inventory. With an average asking price significantly lower than the broader district average, these units offer a competitive entry point for seekers prioritizing value. The limited supply of just two listings suggests a tightly held development where pricing remains attractive relative to regional benchmarks. This pricing discipline, combined with a diverse range of popular features, supports steady attention from budget-conscious buyers in the area.

Location & Lifestyle Highlights — 120 Pending Road

210m (3 mins) to PENDING LRT STATION — Direct link to the Bukit Panjang LRT network, making it easy to connect to the Downtown Line for a smooth journey into the city.

120 Pending Road offers a practical and efficient living space that perfectly suits those who value a straightforward, well-connected lifestyle in a mature residential area. This location is all about everyday convenience, putting essential transport links and local food spots right at your doorstep.

Nearby hotspots:

MRT Stations:

• BUKIT PANJANG MRT STATION (1366m, 16-17 mins) — Access to the Downtown Line provides a direct and comfortable commute to the Central Business District and Marina Bay.

Bus Stops (58 within 1 km):

• OPPOSITE PENDING STATION (175m, 2-3 mins) — Very close stop offering multiple bus services for quick trips around the Bukit Panjang neighbourhood.
• OPP PENDING STN (188m, 2-3 mins) — Convenient alternative stop that helps residents get around the estate without any fuss.

Education & Early Learning:

• SMILING STAR SINGAPORE PTE. LTD (87m, 1-2 mins) — Just a few steps away, making morning drop-offs incredibly easy for parents with young children.
• PCF SPARKLETOTS PRESCHOOL @ BUKIT PANJANG BLK 111 (KN) (202m, 2-3 mins) — Reliable early childhood education located right within the immediate vicinity.
• ZHENGHUA PRIMARY SCHOOL (679m, 8-9 mins) — A well-established primary school within a short walking distance for families with school-going kids.

Healthcare & Wellness:

• PROHEALTH (451m, 5-6 mins) — Nearby medical clinic for quick consultations and general healthcare needs.
• RAFFLES MEDICAL (961m, 11-12 mins) — Trusted healthcare provider located within a short distance for more comprehensive medical services.

Shopping & Retail:

• GIANT (512m, 6-7 mins) — Handy supermarket nearby for picking up daily groceries and household essentials.
• BUKIT PANJANG PLAZA (968m, 11-12 mins) — Popular suburban mall offering a wide range of retail shops, services, and a public library.
• HILLION MALL (1024m, 12-13 mins) — Modern shopping destination integrated with the transport hub for a variety of lifestyle and fashion brands.

Dining & Food:

• KIM SAN LENG COFFEE SHOP (528m, 6-7 mins) — Great local spot for affordable and tasty hawker fare in a casual setting.
• TAIWAH COFFEE SHOP (548m, 6-7 mins) — Another nearby option for residents to enjoy a variety of local dishes and traditional coffee.
• CHEAN HENG EATING HOUSE (568m, 6-7 mins) — Conveniently located eating house perfect for a quick and satisfying daily meal.

Convenience Stores:

• 7-ELEVEN (474m, 5-6 mins) — Round-the-clock access to snacks and emergency supplies just a short walk away.
• HAO MART (632m, 7-8 mins) — Useful neighbourhood mart for quick top-ups of daily necessities.

Highly attractive for: Young Couples, Young Families, Urban Professionals, Investors

Market & Rental Insights

120 Pending Road demonstrates a stable market profile characterized by incremental capital growth and high rental efficiency.

• PSF Appreciation: S$480 → S$483 over recent years (+0.63%) from 2024 - 2026.
• Expected Rental Yield: At 5.01%, this reflects a strong rental return for investors.
• Transactions: 1 rental transaction in the last 6 months and 1 sale transaction in the last 12 months, showing modest rental and limited sale activity.
• PG Pulse Insight: With a strong rental yield of 5.01% and positive PSF growth, 120 Pending Road remains a resilient asset despite modest transaction volumes.

Published date: July 1, 2026