condo · 759155
Euphony Gardens
Project page · 99-year lease from 1998
Indicative value range
S$1,120,995 – S$1,165,406
Indicative mid S$1,156,923 · S$960 psf
Based on 5 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Euphony Gardens | 01-05 | 1,023 sqft | S$920,000 | S$900 psf | ×1.000 | S$900 psf |
| Jul 2026 | Euphony Gardens | 01-05 | 1,453 sqft | S$1,430,000 | S$984 psf | ×1.000 | S$984 psf |
| Jul 2026 | Euphony Gardens | 01-05 | 980 sqft | S$940,000 | S$960 psf | ×1.000 | S$960 psf |
| May 2026 | Euphony Gardens | 01-05 | 1,195 sqft | S$1,155,000 | S$967 psf | ×1.000 | S$967 psf |
| May 2026 | Euphony Gardens | 01-05 | 1,076 sqft | S$1,000,888 | S$930 psf | ×1.000 | S$930 psf |
How accurate is this estimate for Euphony Gardens?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 11 sales in Euphony Gardens since.
- Median error
- 6.7%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
3.63% gross yield
S$42,000 of rent a year against the estimate above · 0.28 points above flats like it
Leases signed here within a quarter of this size run about S$3,500 a month, the middle of 9 of them.
In outside the central region, leasehold flats with 70 to 79 years of lease left yield 3.35%, from 48 projects.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 2000-2100 sqft | 3 | Non-landed Properties | S$5,500 |
| Q3 2026 | 1800-1900 sqft | 3 | Non-landed Properties | S$4,500 |
| Q3 2026 | 1500-1600 sqft | 4 | Non-landed Properties | S$4,300 |
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$3,700 |
| Q3 2026 | 900-1000 sqft | 2 | Non-landed Properties | S$3,000 |
| Q2 2026 | 2000-2100 sqft | 4 | Non-landed Properties | S$4,300 |
| Q2 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$3,800 |
| Q2 2026 | 900-1000 sqft | 2 | Non-landed Properties | S$3,500 |
median of 9 URA rental contracts at Euphony Gardens within a quarter of 112 sqm, since 2025Q4.
Buying or selling at S$1,156,923?
Buying: Stamp duty on S$1,156,923 · Cash and CPF needed on S$1,156,923 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,156,923.
Each opens with this figure filled in; change anything there.
Primary schools near 13 Jalan Mata Ayer
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Jiemin Primary School · 473 m · no 2025 Phase 2C ballot
- Peiying Primary School · 942 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Ahmad Ibrahim Primary School · 1,204 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,294 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,579 m · no 2025 Phase 2C ballot
- Naval Base Primary School · 1,750 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Northland Primary School · 1,761 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Euphony Gardens · 01-05 · Condominium · 71 years left | 1,453 sqft | S$1,430,000 | S$984 psf |
| Jul 2026 | Euphony Gardens · 01-05 · Condominium · 71 years left | 980 sqft | S$940,000 | S$960 psf |
| Jul 2026 | Euphony Gardens · 01-05 · Condominium · 71 years left | 1,023 sqft | S$920,000 | S$900 psf |
| May 2026 | Euphony Gardens · 01-05 · Condominium · 71 years left | 1,076 sqft | S$1,000,888 | S$930 psf |
| May 2026 | Euphony Gardens · 01-05 · Condominium · 71 years left | 1,195 sqft | S$1,155,000 | S$967 psf |
| Mar 2026 | Euphony Gardens · 01-05 · Condominium · 71 years left | 1,055 sqft | S$980,000 | S$929 psf |
| Mar 2026 | Euphony Gardens · 01-05 · Condominium · 71 years left | 1,518 sqft | S$1,480,000 | S$975 psf |
| Mar 2026 | Euphony Gardens · 01-05 · Condominium · 71 years left | 1,894 sqft | S$1,748,000 | S$923 psf |
| Feb 2026 | Euphony Gardens · 01-05 · Condominium · 71 years left | 1,076 sqft | S$1,050,000 | S$975 psf |
| Jan 2026 | Euphony Gardens · 01-05 · Condominium · 71 years left | 1,184 sqft | S$1,140,000 | S$963 psf |
| Dec 2025 | Euphony Gardens · 01-05 · Condominium · 71 years left | 732 sqft | S$780,000 | S$1,066 psf |
| Sept 2025 | Euphony Gardens · 01-05 · Condominium · 71 years left | 1,281 sqft | S$1,230,000 | S$960 psf |
| Sept 2025 | Euphony Gardens · 01-05 · Condominium · 71 years left | 883 sqft | S$785,000 | S$889 psf |
| Sept 2025 | Euphony Gardens · 01-05 · Condominium · 71 years left | 2,454 sqft | S$2,179,000 | S$888 psf |
| Sept 2025 | Euphony Gardens · 01-05 · Condominium · 71 years left | 1,163 sqft | S$1,018,000 | S$876 psf |
| Jun 2025 | Euphony Gardens · 01-05 · Condominium · 72 years left | 1,518 sqft | S$1,250,000 | S$824 psf |
| Jun 2025 | Euphony Gardens · 01-05 · Condominium · 72 years left | 2,088 sqft | S$1,830,000 | S$876 psf |
| Jun 2025 | Euphony Gardens · 01-05 · Condominium · 72 years left excluded: outlier | 1,023 sqft | S$920,000 | S$900 psf |
| Jun 2025 | Euphony Gardens · 01-05 · Condominium · 72 years left | 1,044 sqft | S$1,050,000 | S$1,006 psf |
| Mar 2025 | Euphony Gardens · 01-05 · Condominium · 72 years left | 2,196 sqft | S$1,900,000 | S$865 psf |
| Feb 2025 | Euphony Gardens · 01-05 · Condominium · 72 years left | 1,894 sqft | S$1,765,000 | S$932 psf |
| Jan 2025 | Euphony Gardens · 01-05 · Condominium · 72 years left | 2,056 sqft | S$1,800,000 | S$876 psf |
| Jan 2025 | Euphony Gardens · 01-05 · Condominium · 72 years left | 1,055 sqft | S$1,038,000 | S$984 psf |
| Dec 2024 | Euphony Gardens · 01-05 · Condominium · 72 years left | 1,076 sqft | S$1,000,000 | S$929 psf |
| Dec 2024 | Euphony Gardens · 01-05 · Condominium · 72 years left | 1,055 sqft | S$1,030,000 | S$976 psf |
| Dec 2024 | Euphony Gardens · 01-05 · Condominium · 72 years left | 1,518 sqft | S$1,460,000 | S$962 psf |
| Aug 2024 | Euphony Gardens · 01-05 · Condominium · 72 years left | 1,281 sqft | S$1,160,000 | S$906 psf |
| Jul 2024 | Euphony Gardens · 01-05 · Condominium · 73 years left | 1,227 sqft | S$1,160,000 | S$945 psf |
| Jul 2024 | Euphony Gardens · 01-05 · Condominium · 73 years left | 958 sqft | S$880,000 | S$919 psf |
| Jul 2024 | Euphony Gardens · 01-05 · Condominium · 73 years left | 1,464 sqft | S$1,375,000 | S$939 psf |
| Jul 2024 | Euphony Gardens · 01-05 · Condominium · 73 years left | 1,281 sqft | S$1,150,000 | S$898 psf |
| Jun 2024 | Euphony Gardens · 01-05 · Condominium · 73 years left | 1,044 sqft | S$1,039,800 | S$996 psf |
| Jun 2024 | Euphony Gardens · 01-05 · Condominium · 73 years left | 1,152 sqft | S$1,100,000 | S$955 psf |
| Feb 2024 | Euphony Gardens · 01-05 · Condominium · 73 years left | 958 sqft | S$890,000 | S$929 psf |
| Jan 2024 | Euphony Gardens · 01-05 · Condominium · 73 years left | 1,163 sqft | S$1,160,000 | S$998 psf |
| Nov 2023 | Euphony Gardens · 01-05 · Condominium · 73 years left excluded: outlier | 1,281 sqft | S$1,050,000 | S$820 psf |
| Nov 2023 | Euphony Gardens · 01-05 · Condominium · 73 years left | 1,206 sqft | S$1,155,000 | S$958 psf |
| Sept 2023 | Euphony Gardens · 01-05 · Condominium · 73 years left | 1,195 sqft | S$1,098,000 | S$919 psf |
| Aug 2023 | Euphony Gardens · 01-05 · Condominium · 73 years left | 1,518 sqft | S$1,225,000 | S$807 psf |
| Jul 2023 | Euphony Gardens · 01-05 · Condominium · 74 years left | 1,442 sqft | S$1,250,000 | S$867 psf |
| May 2023 | Euphony Gardens · 01-05 · Condominium · 74 years left | 947 sqft | S$870,000 | S$918 psf |
| May 2023 | Euphony Gardens · 01-05 · Condominium · 74 years left | 1,582 sqft | S$1,200,000 | S$758 psf |
| Apr 2023 | Euphony Gardens · 01-05 · Condominium · 74 years left | 958 sqft | S$878,000 | S$917 psf |
| Apr 2023 | Euphony Gardens · 01-05 · Condominium · 74 years left | 958 sqft | S$890,000 | S$929 psf |
| Mar 2023 | Euphony Gardens · 01-05 · Condominium · 74 years left | 1,206 sqft | S$1,086,000 | S$901 psf |
| Mar 2023 | Euphony Gardens · 01-05 · Condominium · 74 years left excluded: outlier | 1,076 sqft | S$1,060,000 | S$985 psf |
| Dec 2022 | Euphony Gardens · 01-05 · Condominium · 74 years left | 2,088 sqft | S$1,650,000 | S$790 psf |
| Nov 2022 | Euphony Gardens · 01-05 · Condominium · 74 years left excluded: outlier | 1,195 sqft | S$1,080,000 | S$904 psf |
| Oct 2022 | Euphony Gardens · 01-05 · Condominium · 74 years left | 1,195 sqft | S$980,000 | S$820 psf |
| Aug 2022 | Euphony Gardens · 01-05 · Condominium · 74 years left | 1,830 sqft | S$1,428,888 | S$781 psf |
| Jun 2022 | Euphony Gardens · 01-05 · Condominium · 75 years left | 2,056 sqft | S$1,700,000 | S$827 psf |
| May 2022 | Euphony Gardens · 01-05 · Condominium · 75 years left | 1,184 sqft | S$980,000 | S$828 psf |
| Apr 2022 | Euphony Gardens · 01-05 · Condominium · 75 years left | 1,227 sqft | S$980,000 | S$799 psf |
| Apr 2022 | Euphony Gardens · 01-05 · Condominium · 75 years left | 1,206 sqft | S$960,000 | S$796 psf |
| Mar 2022 | Euphony Gardens · 01-05 · Condominium · 75 years left | 1,130 sqft | S$900,000 | S$796 psf |
| Feb 2022 | Euphony Gardens · 01-05 · Condominium · 75 years left | 2,454 sqft | S$1,650,000 | S$672 psf |
| Jan 2022 | Euphony Gardens · 01-05 · Condominium · 75 years left | 764 sqft | S$688,000 | S$900 psf |
| Dec 2021 | Euphony Gardens · 01-05 · Condominium · 75 years left | 1,216 sqft | S$930,000 | S$765 psf |
| Nov 2021 | Euphony Gardens · 01-05 · Condominium · 75 years left | 1,195 sqft | S$890,000 | S$745 psf |
| Nov 2021 | Euphony Gardens · 01-05 · Condominium · 75 years left | 2,056 sqft | S$1,450,000 | S$705 psf |
| Oct 2021 | Euphony Gardens · 01-05 · Condominium · 75 years left | 1,109 sqft | S$830,000 | S$749 psf |
See more
Showing 61 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Euphony Gardens · 2000-2100 sqft · 3 bed · Non-landed Properties | S$5,500 | S$2.68 psf |
| Q3 2026 | Euphony Gardens · 1800-1900 sqft · 3 bed · Non-landed Properties | S$4,500 | S$2.43 psf |
| Q3 2026 | Euphony Gardens · 1500-1600 sqft · 4 bed · Non-landed Properties | S$4,300 | S$2.77 psf |
| Q3 2026 | Euphony Gardens · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,700 | S$2.96 psf |
| Q3 2026 | Euphony Gardens · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,000 | S$3.16 psf |
| Q2 2026 | Euphony Gardens · 2000-2100 sqft · 4 bed · Non-landed Properties | S$4,300 | S$2.10 psf |
| Q2 2026 | Euphony Gardens · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,800 | S$3.04 psf |
| Q2 2026 | Euphony Gardens · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,500 | S$3.68 psf |
| Q2 2026 | Euphony Gardens · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.14 psf |
| Q2 2026 | Euphony Gardens · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,200 | S$3.37 psf |
| Q2 2026 | Euphony Gardens · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,200 | S$2.78 psf |
| Q1 2026 | Euphony Gardens · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.65 psf |
| Q1 2026 | Euphony Gardens · 2000-2100 sqft · 4 bed · Non-landed Properties | S$4,100 | S$2.00 psf |
| Q1 2026 | Euphony Gardens · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,700 | S$3.22 psf |
| Q3 2025 | Euphony Gardens · 2000-2100 sqft · 4 bed · Non-landed Properties | S$4,400 | S$2.15 psf |
| Q3 2025 | Euphony Gardens · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,900 | S$3.12 psf |
| Q3 2025 | Euphony Gardens · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,300 | S$3.47 psf |
| Q3 2025 | Euphony Gardens · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,250 | S$3.10 psf |
| Q3 2025 | Euphony Gardens · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,100 | S$2.95 psf |
| Q3 2025 | Euphony Gardens · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,000 | S$3.16 psf |
| Q3 2025 | Euphony Gardens · 700-800 sqft · 1 bed · Non-landed Properties | S$2,500 | S$3.33 psf |
| Q3 2025 | Euphony Gardens · 700-800 sqft · 1 bed · Non-landed Properties | S$2,400 | S$3.20 psf |
| Q2 2025 | Euphony Gardens · 2000-2100 sqft · 3 bed · Non-landed Properties | S$5,000 | S$2.44 psf |
| Q2 2025 | Euphony Gardens · 1500-1600 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.03 psf |
| Q2 2025 | Euphony Gardens · 1500-1600 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.03 psf |
| Q2 2025 | Euphony Gardens · 1800-1900 sqft · 3 bed · Non-landed Properties | S$4,500 | S$2.43 psf |
| Q2 2025 | Euphony Gardens · 1500-1600 sqft · 4 bed · Non-landed Properties | S$4,100 | S$2.65 psf |
| Q2 2025 | Euphony Gardens · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.48 psf |
| Q2 2025 | Euphony Gardens · 1500-1600 sqft · 3 bed · Non-landed Properties | S$3,800 | S$2.45 psf |
| Q2 2025 | Euphony Gardens · 1400-1500 sqft · 3 bed · Non-landed Properties | S$3,800 | S$2.62 psf |
| Q2 2025 | Euphony Gardens · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,600 | S$2.88 psf |
| Q2 2025 | Euphony Gardens · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,600 | S$2.88 psf |
| Q2 2025 | Euphony Gardens · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,200 | S$3.05 psf |
| Q1 2025 | Euphony Gardens · 2000-2100 sqft · 4 bed · Non-landed Properties | S$5,000 | S$2.44 psf |
| Q1 2025 | Euphony Gardens · 1100-1200 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.65 psf |
| Q1 2025 | Euphony Gardens · 1800-1900 sqft · 3 bed · Non-landed Properties | S$4,100 | S$2.22 psf |
| Q1 2025 | Euphony Gardens · 2000-2100 sqft · 4 bed · Non-landed Properties | S$4,100 | S$2.00 psf |
| Q1 2025 | Euphony Gardens · 1400-1500 sqft · 4 bed · Non-landed Properties | S$3,850 | S$2.66 psf |
| Q1 2025 | Euphony Gardens · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,700 | S$3.22 psf |
| Q1 2025 | Euphony Gardens · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,700 | S$3.22 psf |
| Q1 2025 | Euphony Gardens · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,688 | S$2.95 psf |
| Q1 2025 | Euphony Gardens · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,650 | S$3.17 psf |
| Q1 2025 | Euphony Gardens · 1100-1200 sqft · 3 bed · Non-landed Properties | S$3,650 | S$3.17 psf |
| Q4 2024 | Euphony Gardens · 2000-2100 sqft · 4 bed · Non-landed Properties | S$4,300 | S$2.10 psf |
| Q3 2024 | Euphony Gardens · 2000-2100 sqft · 4 bed · Non-landed Properties | S$5,000 | S$2.44 psf |
| Q3 2024 | Euphony Gardens · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,200 | S$2.90 psf |
| Q3 2024 | Euphony Gardens · 1200-1300 sqft · 3 bed · Non-landed Properties | S$3,800 | S$3.04 psf |
| Q3 2024 | Euphony Gardens · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,500 | S$3.68 psf |
| Q3 2024 | Euphony Gardens · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,100 | S$3.26 psf |
| Q3 2024 | Euphony Gardens · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,100 | S$2.95 psf |
| Q3 2024 | Euphony Gardens · 700-800 sqft · 1 bed · Non-landed Properties | S$2,500 | S$3.33 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 70 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 65 years | S$1,131,118 | S$1,248,846 | S$1,376,178 | S$1,414,982 |
| 10 years | 60 years | S$1,082,144 | S$1,319,128 | S$1,601,838 | S$1,693,447 |
| 20 years | 50 years | S$953,361 | S$1,416,645 | S$2,088,932 | S$2,334,696 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.