Overview & Key Facts
EUPHONY GARDENS is a 99 yrs lease commencing from 1998 condominium at JALAN MATA AYER in District 27 (OCR), developed by NORTHSPRING DEVELOPMENT PTE LTD (CENTREPOINT PROPERTIES PTE LTD), comprising 304 units, completed in 2002.
Location & Connectivity
EUPHONY GARDENS is approximately 1210m from Khatib MRT station, with 2 stations within 1.5 km.
Schools & Education
13 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Chung Cheng High School (Yishun) | Secondary | 860m |
| Orchid Park Secondary School | Secondary | 870m |
| Qihua Primary School | Primary | 1.2 km |
| Yishun Innova Junior College | Jc | 1.4 km |
| Yishun Town Secondary School | Secondary | 1.4 km |
| Wellington Primary School | Primary | 1.4 km |
| Ahmad Ibrahim Secondary School | Secondary | 1.4 km |
| XCL World Academy | International | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 6 | $907 psf | $753,833 |
| 3 BR | 41 | $876 psf | $993,773 |
| 4 BR | 13 | $844 psf | $1,387,752 |
| 5+ BR | 11 | $796 psf | $1,743,182 |
Market Position
EUPHONY GARDENS has recorded 71 sales at an average price of $1,161,739.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at EUPHONY GARDENS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,054/mo | $753,833 | 4.86% |
| 3 BR | $3,761/mo | $993,773 | 4.54% |
| 4 BR | $4,041/mo | $1,387,752 | 3.49% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 17 | $734 psf | — |
| 2022 | 11 | $810 psf | ↑ 10.5% |
| 2023 | 11 | $889 psf | ↑ 9.7% |
| 2024 | 13 | $941 psf | ↑ 5.9% |
| 2025 | 13 | $919 psf | ↓ 2.4% |
| 2026 | 6 | $955 psf | ↑ 4.0% |
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The latest reading marks the highest point in this series — EUPHONY GARDENS prices have climbed 30.2% since 2021.
Price Index Check
The ShiokNest Price Index for District 27 reads 134.7 as of June 2026 — up 2.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| NORTH GAIA | 99 yrs lease commencing from 2021 | $1,312 psf | 615 |
| THE WATERGARDENS AT CANBERRA | 99 yrs lease commencing from 2020 | $1,493 psf | 525 |
| PROVENCE RESIDENCE | 99 yrs lease commencing from 2020 | $1,183 psf | 414 |
| CANBERRA CRESCENT RESIDENCES | 99 yrs lease commencing from 2024 | $1,990 psf | 339 |
| THE VISIONAIRE | 99 yrs lease commencing from 2015 | $1,369 psf | 286 |
Lease Analysis
With 71 years remaining on its 99-year lease, EUPHONY GARDENS still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 71 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, yield-focused investors, first-time hdb upgraders and cpf-only buyers. Parking and arterial road access matter more here than walking-distance MRT.
empty nesters / downsizers should treat this as a shortlist candidate, not a default choice.
long-term hold (10+ yr) should probably look elsewhere. Tenure and location resilience suit long-horizon ownership.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
EUPHONY GARDENS is a 99 yrs lease commencing from 1998 development in District 27 (OCR), with 304 units, offering a gross yield of 3.6%.
At ~$930 psf, it represents a competitive entry point in the OCR segment.
Explore the full EUPHONY GARDENS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing EUPHONY GARDENS against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for EUPHONY GARDENS?
Is EUPHONY GARDENS freehold?
What is the rental yield for EUPHONY GARDENS?
Which MRT is nearest to EUPHONY GARDENS?
Sources & Next Steps
- EUPHONY GARDENS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 27 (Sembawang, Yishun) — District 27 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 71 transactions
- Rental data: 106 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 71 records analysed · Source: URA private-sale caveats