RPS · Resale Project Scorecard
Euphony Gardens — Grade D
RPS score 4.55/10 · D27 · Sembawang, Yishun · 304 units · scored across 7 weighted factors — methodology published.
99YR · NORTHSPRING DEVELOPMENT PTE LTD · TOP 2001
Weak project — significant gaps in multiple factors. Standout strengths: project size. Key weaknesses: capital appreciation, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 3/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 0/10
Avg Ann. of +2.80% — below-median performance vs same-vintage peers (27th percentile of 2001-era cohort).
2 primary schools within 1km (nearest: JIEMIN PRIMARY SCHOOL at 0.66km). Moderate school access.
304 units — good project size supporting active resale market and adequate facilities.
1.20km from Yishun Mrt Stn (NS13) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.78% — strong income return.
99YR tenure — about 71 years remaining; some long-term decay exposure but not imminent.
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
Primary schools within 1km: Jiemin Primary School, Peiying Primary School.
See live Euphony Gardens listings for sale on PropertyGuru →
The verdict· Scores updated September 2026
Euphony Gardens scores 4.55 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2152nd of 2,357 resale condos scored in Singapore and 32nd of 37 in District 27 (Sembawang, Yishun). Its strongest factors are Project Size (8/10) and Rental Yield (7/10); its weakest is Future Transformation (0/10). Weak project — significant gaps in multiple factors. Standout strengths: project size. Key weaknesses: capital appreciation, future transformation.
See all 37 scored condos in District 27 (Sembawang, Yishun) →
RPS · Resale Project Scorecard
Recent resale transactions at Euphony Gardens
12 months to September 2026 (Oct 2025 – Sep 2026): 11 resale transactions, median $963 psf, median price $1.05M. Median PSF is up 7.0% on the previous 12 months (Oct 2024 – Sep 2025, $900 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,066 psf | $780,000 |
| Jan–Mar 2026 | 5 | $963 psf | $1.14M |
| Apr–Jun 2026 | 2 | $949 psf | $1.08M |
| Jul–Sep 2026 | 3 | $960 psf | $940,000 |
| 12-month total | 11 | $963 psf | $1.05M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Euphony Gardens: frequently asked questions
Answers generated from the scorecard data — RPS rank 2152nd of 2,357, scores updated September 2026.
- Is Euphony Gardens a good buy in 2026?
- Euphony Gardens scores 4.55/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2152nd of 2,357 Singapore resale condos and 32nd of 37 in District 27 (Sembawang, Yishun). Weak project — significant gaps in multiple factors. Standout strengths: project size. Key weaknesses: capital appreciation, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Euphony Gardens?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 11 resale transactions at Euphony Gardens, at a median of $963 psf and a median price of $1.05M (range $900 psf to $1,066 psf). The median PSF is up 7.0% on the previous 12 months (Oct 2024 – Sep 2025, $900 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Euphony Gardens from the nearest MRT station?
- Euphony Gardens is about 1.2km from Yishun MRT (NS13), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Euphony Gardens compare with Northwoods?
- Northwoods is the project scored next to Euphony Gardens on the District 27 ranking: 4.97 (Grade C) against Euphony Gardens's 4.55 (Grade D). Euphony Gardens scores higher on Rental Yield (7 vs 3) and Project Size (8 vs 5); Northwoods scores higher on Project's Historical Performance (3 vs 7) and Tenure (7 vs 10).
- Which primary schools are within 1km of Euphony Gardens?
- 2 primary schools are within 1km of Euphony Gardens: Jiemin Primary School, Peiying Primary School. 2 primary schools within 1km (nearest: JIEMIN PRIMARY SCHOOL at 0.66km). Moderate school access. Euphony Gardens scores 3/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Euphony Gardens, and how big is the project?
- Euphony Gardens is 99-year leasehold, completed in 2001, has 304 units, developed by NORTHSPRING DEVELOPMENT PTE LTD. 99YR tenure — about 71 years remaining; some long-term decay exposure but not imminent. 304 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: The 3 Condos We Won't Recommend in Yishun & Sembawang
Scored either side of Euphony Gardens in Sembawang, Yishun
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on Euphony Gardens — PSF trends, rival comparison, and our verdict — in your inbox.