District 27 · Mandai · OCR
Euphony Gardens
Jalan Mata Ayer · Condominium · 99 yrs lease commencing from 1998
Current PSF
$946
-28.6% vs district median
Gross yield
4.0%
median rent $3,400/mo
3-year gain
7.4%
Transactions · 5y
67
11 in last 12 months
Nearest MRT
Khatib Mrt Station · 1,207.904m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
-
Area income
-
residential zone
En-bloc potential47 / 100
28 years old · composite of plot use, age, tenure, value gap & size
Lease decay71 years left
worth 86.5%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Jiemin Primary School 757m · Phase 2C 0.4× · Peiying Primary School 985m · Phase 2C 0.5× · Commit Learning Schoolhouse @ Peiying Primary School 985m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yishun Secondary School · 635m
Food
Chong Pang Hawker Centre & Market · 881m - 2 hawker centres within 1km
Green
Goodlink Pk Pg · 343m - 2 parks within 1km
Mall
Sembawang Shopping Centre · 1.9km
Health
National Healthcare Group Polyclinics (Khatib Polyclinic) (polyclinic) · 1.3km
Who lives in Mandai
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
2,090
Median age
42 yrs
47% under 40 · getting older
Children 0–9
150
▼ 29% since 2015 · future P1 demand
Homes
0% HDB
62% condo · 35% landed
Price trend average PSF by year
2021
$734
2022
$810
+10.4%
2023
$889
+9.8%
2024
$941
+5.8%
2025
$919
-2.3%
2026
$955
+3.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,500/mo | $3.33 | 4.2% | 8 |
| 2BR | $3,200/mo | $3.37 | 4.3% | 26 |
| 3BR | $3,800/mo | $3.04 | 3.9% | 50 |
| 4BR | $4,100/mo | $2.00 | 2.5% | 17 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,155,000 | 1,195 | $967 | 01-05 |
| Mar 2026 | $1,748,000 | 1,894 | $923 | 01-05 |
| Mar 2026 | $1,480,000 | 1,518 | $975 | 01-05 |
| Mar 2026 | $980,000 | 1,055 | $929 | 01-05 |
| Feb 2026 | $1,050,000 | 1,076 | $975 | 01-05 |
| Jan 2026 | $1,140,000 | 1,184 | $963 | 01-05 |
| Dec 2025 | $780,000 | 732 | $1,066 | 01-05 |
| Sept 2025 | $2,179,000 | 2,454 | $888 | 01-05 |
| Sept 2025 | $1,230,000 | 1,281 | $960 | 01-05 |
| Sept 2025 | $1,018,000 | 1,163 | $876 | 01-05 |
HomeRadar AIlive
Ask anything about EUPHONY GARDENS
Grounded in this project’s data - yield, en-bloc, lease, nearby condos.
Sign in with Google to ask · AI-generated from this page’s data - may be inaccurate. Not financial advice.
More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around Euphony Gardens actually sell for - this project trades at 1.6× the nearest block’s PSF.