Duplex Elegance and Family Comfort at Euphony Gardens Discover a spacious duplex penthouse that blends functional design with generous interiors, ideal for growing families and versatile lifestyles. Thoughtfully planned spaces, natural light, and a practical layout create a welcoming home environment with excellent usability across two levels. Property Highlights Tenure/Type: Duplex Penthouse Bedrooms: 4 Generous sized bedrooms Bathrooms: Thoughtful layout with a bathroom on the second floor for added convenience Orientation: No west sun, encouraging a cooler and more pleasant indoor climate Layout: Plenty of functional space suitable for living, working and hosting Flexibility: Room to configure study, play, or hobby zones without compromising privacy Living/Dining: Expansive living and dining separation for seamless daily routines Outdoor Potential: Upper-level layout suits alfresco corners or a quiet reading nook Nearby Schools and Education - First Step Montessori House (0.41 km) - Yishun Secondary School (0.62 km) - Yishun Innova Junior College (0.63 km) - Jiemin Primary School (0.75 km) - Little Leader Kindergarten (0.81 km) - Tots Town Preschool @ Yishun (0.81 km) - PCF Sparkletots Preschool @ Chong Pang Blk 107 (KN) (0.9 km) - Naval Base Secondary School (0.96 km) MRT/LRT Connectivity - Convenient access to nearby MRT and transport options serving daily commutes and weekend outings - Multiple bus services and arterial links support straightforward connections to business hubs and leisure destinations - Proximity to transport nodes enables efficient travel for school, work, and social appointments This penthouse presents space, comfort, and practicality in a coveted setting. Enjoy well-planned interiors that support multi-generational living, work-from-home arrangements,
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Total Transactions
73
Average Price
S1.1M
Total Value
S80.3M
Calculating fair value from URA transaction data…


License: L3010858B
Automated Valuation based on 60 URA transactions
Fair Value
S$1.71M
S$832 psf
Asking Price
S$2.10M
S$1,021 psf
vs Market
+22.7%
vs Last Done
+16.6%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
High
60 comps
Nearest MRT
Khatib
1247m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
60 comparable transactions
S$886
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.418
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$832
Recent Comparable Transactions
10 shown · 60 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | JALAN MATA AYER Floor 01-05 | 2,088sqft | S$1,830,000 | ▲S$876 +5.3% vs FV | 99 yrs lease commencing from 1998 |
Jun 2025 | JALAN MATA AYER Floor 01-05 | 2,088sqft | S$1,830,000 | ▲S$876 +5.3% vs FV | 99 yrs lease commencing from 1998 |
Jun 2025 | JALAN MATA AYER Floor 01-05 | 1,044sqft | S$1,050,000 | ▲S$1,006 +20.9% vs FV | 99 yrs lease commencing from 1998 |
Jun 2025 | JALAN MATA AYER Floor 01-05 | 1,023sqft | S$920,000 | ▲S$900 +8.2% vs FV | 99 yrs lease commencing from 1998 |
Jun 2025 | JALAN MATA AYER Floor 01-05 | 1,518sqft | S$1,250,000 | ▼S$824 -1.0% vs FV | 99 yrs lease commencing from 1998 |
Mar 2025 | JALAN MATA AYER Floor 01-05 | 2,196sqft | S$1,900,000 | ▲S$865 +4.0% vs FV | 99 yrs lease commencing from 1998 |
Feb 2025 | JALAN MATA AYER Floor 01-05 | 1,894sqft | S$1,765,000 | ▲S$932 +12.0% vs FV | 99 yrs lease commencing from 1998 |
Jan 2025 | JALAN MATA AYER Floor 01-05 | 1,055sqft | S$1,038,000 | ▲S$984 +18.3% vs FV | 99 yrs lease commencing from 1998 |
Jan 2025 | JALAN MATA AYER Floor 01-05 | 2,056sqft | S$1,800,000 | ▲S$876 +5.3% vs FV | 99 yrs lease commencing from 1998 |
Dec 2024 | JALAN MATA AYER Floor 01-05 | 1,518sqft | S$1,460,000 | ▲S$962 +15.6% vs FV | 99 yrs lease commencing from 1998 |
Dec 2024 | JALAN MATA AYER Floor 01-05 | 1,055sqft | S$1,030,000 | ▲S$976 +17.3% vs FV | 99 yrs lease commencing from 1998 |
JALAN MATA AYER
Jun 2025 · Floor 01-05
+5.3% vs FV
JALAN MATA AYER
Jun 2025 · Floor 01-05
+5.3% vs FV
JALAN MATA AYER
Jun 2025 · Floor 01-05
+20.9% vs FV
JALAN MATA AYER
Jun 2025 · Floor 01-05
+8.2% vs FV
JALAN MATA AYER
Jun 2025 · Floor 01-05
-1.0% vs FV
JALAN MATA AYER
Mar 2025 · Floor 01-05
+4.0% vs FV
JALAN MATA AYER
Feb 2025 · Floor 01-05
+12.0% vs FV
JALAN MATA AYER
Jan 2025 · Floor 01-05
+18.3% vs FV
JALAN MATA AYER
Jan 2025 · Floor 01-05
+5.3% vs FV
JALAN MATA AYER
Dec 2024 · Floor 01-05
+15.6% vs FV
JALAN MATA AYER
Dec 2024 · Floor 01-05
+17.3% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.