Euhabitat Logged 48 Resales At A Median Of $1,420 psf — But Its Largest Units Traded Near $900 psf

A project median is a single line. It hides the fact that a 527 sqft unit and a 3,380 sqft unit are not trading at anything like the same rate at Euhabitat.

According to URA Data Service caveats, Euhabitat recorded 48 resales over 3Q2025 to 2Q2026 at a median of $1,420 psf. It is a 99-year leasehold condo in District 14, with 83 years of lease left. Across the eight quarters we looked at, the quarterly median moved +3.4%, from $1,394 psf in 3Q2024 to $1,440 psf in 2Q2026. Here is what stood out to us in the tables.

The quarterly median has drifted up, but one quarter sits well clear of the rest

The eight-quarter path is not a smooth climb. The median opened at $1,394 psf in 3Q2024 on 11 sales, then rose to $1,459 psf in 4Q2024 on 7. It eased to $1,410 psf in 1Q2025, and then jumped to $1,570 psf in 2Q2025.

That 2Q2025 figure rests on six sales. With counts that small, the mix of units in a quarter moves the median as much as pricing does. The quarter after it, 3Q2025, had 17 sales and a median of $1,412 psf. So we would not read the spike as a step change at the project.

The last four quarters have been tighter. 3Q2025 at $1,412 psf, 4Q2025 at $1,414 psf, 1Q2026 at $1,429 psf, then $1,440 psf in 2Q2026. The 25th and 75th percentiles in 4Q2025 sat at $1,386 psf and $1,422 psf, the narrowest spread in the table. The chart and table below set it out.

The big units are the reason the project median sits where it does

Split the 48 resales by size and the picture changes. Units under 50 sqm traded at a median of $1,416 psf, on 16 sales. The 50 to 69 sqm band was the busiest, with 18 resales at a median of $792,000 ($1,425 psf). The 90 to 119 sqm band came in at $1,422 psf on 7 sales.

Three bands, three medians within a narrow range. The outlier is the largest band. Units of 120 sqm and above traded at a median of $1,202 psf, on 6 sales, at a median price of $2,595,000.

The 70 to 89 sqm band shows one sale at $1,301 psf. One transaction is a data point, not a level. The gap between the large-unit band and the small-unit bands is the kind of quantum effect that shows up in most projects with a wide unit mix. The table below shows each band.

The highest prices in the window came at the lowest rates per square foot

The top five resales make the same point from the other end. The highest price was $3,180,000 in 1Q2026, for a 3,380 sqft unit. That works out to $941 psf. Two 3Q2025 sales followed, at $3,150,000 for 3,488 sqft ($903 psf) and $3,100,000 for 3,380 sqft ($917 psf).

Then the pattern flips. The fourth and fifth largest prices are both 2Q2026 sales on the 01-05 storey range. One was 1,302 sqft at $2,090,000, or $1,605 psf. The other was 1,367 sqft at $2,020,000, or $1,478 psf.

So the three biggest cheques in the window were all below $1,000 psf, while two smaller ones cleared $1,478 psf. Storey data is blank for the three largest, so we cannot separate floor level from size here. The table below lists all five.

Rental volume at the project is high relative to its resale count

Euhabitat registered 51 rental contracts in 2Q2026, from data.gov.sg and URA records. The median rent was $3,100 a month, or $5.09 psf a month. Set against the resale median, our engine measures a gross yield of about 4.3%.

The per-square-foot rent has barely moved across four quarters. It was 5.1 in 3Q2025, 5.0 in 4Q2025, then 5.1 in both 1Q2026 and 2Q2026. The median monthly rent crept from $2,950 to $3,100 over the same stretch.

Contract counts swing more than rates do. There were 77 contracts in 3Q2025, then 45 in 4Q2025, then 61 in 1Q2026. That is a leasing cycle pattern rather than a pricing one. The table below has the quarterly detail.

Against its district and its immediate neighbours, Euhabitat prices below most of them

Over 3Q2025 to 2Q2026, the District 14 resale median was $1,787 psf from 737 sales. Euhabitat sits -20.5% against that figure. The district number covers a wide mix of tenures and ages, so the gap is not a like-for-like comparison.

The 1 km ring is more useful. Kembangan Estate, freehold and 479 m away, traded at $2,110 psf on 6 sales. Urban Treasures, 269 m away and freehold, came in at $1,980 psf on 7. Tropika East, the closest at 169 m, recorded $1,626 psf on 5 sales.

The two 99-year leasehold neighbours sit lower. Astoria Park traded at $1,314 psf on 9 sales, and Astor at $1,244 psf on 5. Euhabitat's $1,420 psf sits above both of those and below every freehold project in the ring. The table below ranks the neighbours by resale count.

Our own estimate at this project has a median error of 3.5%

We test the engine against sales that happened after the estimate was made. At Euhabitat, as of 4Q2025, 36 later sales were tested. The median error came out at 3.5%, and 31% of those sales landed inside the stated range.

Those two numbers measure different things. The median error is how far the central estimate sat from the eventual transacted price. The share inside the range is about how wide the band was. A low median error with a low hit rate points to a range that was tight relative to the spread of actual prices.

None of this is a valuation of any home. Every figure here comes from recorded caveats and rental approvals, and the per-square-foot numbers are indicative of what was transacted.

The tables leave a few things open. The 2Q2025 spike to $1,570 psf still rests on six sales, and the large-unit band on six more. Whether the sub-$1,000 psf prints on the 3,380 sqft units continue is something the next quarter of caveats will show. The storey ranges on the three largest sales are blank, so floor level cannot be tested against size in this window. Rental volume is also worth tracking: 51 contracts in 2Q2026, against 77 two quarters earlier, with the psf rate flat throughout.

A project median is a useful shorthand and a poor summary. At Euhabitat, $1,420 psf covers units that traded at $941 psf and units that traded at $1,605 psf in the same twelve months. The value is in reading the bands, the counts and the neighbours together, and seeing which way each one points.

Method: URA resale caveats at the project (developer sales and sub-sales excluded) by the quarter of the sale month. Size bands by caveated floor area. Rents are URA rental contracts at the project, and the gross yield is the mean of the quarterly median rents per square foot, annualised, over the four-quarter resale median per square foot, before any cost. Lease left is the tenure less the years since the lease started, as recorded. The estimate accuracy is this site's backtest: the engine run as of the quarter named, compared with the sales since. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named. Sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.