CONDODistrict 12

GEM RESIDENCES

Compare projects →

GEM RESIDENCES

Details

Project: GEM RESIDENCES
TOP year: 2019
Tenure: 99-year leasehold
Lease start: 2015
Land size: 12,154 sqm (130,829 sqft)
Plot ratio: 3.5
Developer: GEM Homes Pte Ltd
Gross rental yield: ~3.5% · ~$1.42M (est.)
Storeys: 38
Market segment: RCR
Total units: 578
Blocks: 2
District: 12

Transactions

Showing 10 of 772

Beds

Period

Size–sqft


Aug 2026	2BR	$1,080,000	570	$1,895
Aug 2026	2BR	$1,150,000	570	$2,018
Aug 2026	2BR	$1,285,000	678	$1,895
Aug 2026	3BR	$2,068,000	947	$2,184
Jul 2026	2BR	$1,460,000	678	$2,153
Jul 2026	2BR	$1,435,000	678	$2,117
Jun 2026	3BR	$2,040,000	936	$2,179
Jun 2026	2BR	$1,540,000	775	$1,987
May 2026	1BR	$880,000	452	$1,947
May 2026	1BR	$908,000	452	$2,009

Price Action

Rising+5.9%Last 12 months$2,046 psf

Beds

PSF (S$)64 sales · Sep 2024 to Aug 2026

typical range, $1,902 to $2,08512 month medianone sale

Tap or hover any point

Find out the value of my home

Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of GEM RESIDENCES

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

Tap or hover any point

Which Projects Make Up The Supply

haio+

Demand vs supply: a haio+ feature

Start your 3-day free trial: no charge today, cancel anytime.

Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	109	19%	452-484 sqft	S$3,000/mo	~4.1%	60
2BR	221	38%	570-775 sqft	S$3,700/mo	~3.4%	85
3BR	172	30%	936-1,055 sqft	S$5,100/mo	~3.0%	43
4BR	38	7%	1,249-1,636 sqft	S$6,300/mo*	~2.8%· low sample (2 sales)	6
5BR	37	6%	1,313 sqft	S$6,500/mo*	~2.8%· low sample (2 sales)	5
6BR	1	0%	2,045 sqft	—	—	—

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

3 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
The Orie	155 m	Aug 2026	New Sale	3BR	$3,066,000	1,130	$2,713
The Orie	155 m	Jun 2026	New Sale	3BR	$3,080,000	1,130	$2,726
The Orie	155 m	Mar 2026	New Sale	3BR	$3,108,000	1,130	$2,750

Nearby Condos

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

GEM RESIDENCES was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

Profit & Loss

184 realized resale exits at GEM RESIDENCES.182 profitable, 2 at a loss.Median 3.51%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	27	6y 9m	$1,494	$1,870	S$181,000	3.17%
2BR	60	7y 11m	$1,432	$1,895	S$281,250	3.59%
3BR	72	6y 5m	$1,472	$1,801	S$327,750	3.51%
4BR	22	6y 5m	$1,428	$1,897	S$573,000	4.32%
5BR+	1	7y 8m	$1,394	$1,827	S$708,488	3.59%
Total	182	7y 1m	$1,449	$1,868	S$280,500	3.52%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
3BR	2	4y 0m	$1,863	$1,817	S$-43,390	-0.63%
Total	2	4y 0m	$1,863	$1,817	S$-43,390	-0.63%

Exit Risk

If you bought at GEM RESIDENCES today: ~$2,046 psf.Resale median, last 12 months, 38 sales.

Where current owners entered (psf)

today ~$2,046

$1,369 p5median $1,505p95 $1,995

Your entry price$2,050 psf

96.6%

≈ top quartile for this project

of current owners entered below $2,046 psf — they could sell below your entry and still profit.

86.5%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

free

The rest of this analysis: free with an account

No payment, and no card details.

What's next

Compare with another Supply & demand Get home services

Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

CONDODistrict 12

GEM RESIDENCES

Compare projects →

GEM RESIDENCES

Details

Project: GEM RESIDENCES
TOP year: 2019
Tenure: 99-year leasehold
Lease start: 2015
Land size: 12,154 sqm (130,829 sqft)
Plot ratio: 3.5
Developer: GEM Homes Pte Ltd
Gross rental yield: ~3.5% · ~$1.42M (est.)
Storeys: 38
Market segment: RCR
Total units: 578
Blocks: 2
District: 12

Transactions

Showing 10 of 772

Beds

Period

Size–sqft


Aug 2026	2BR	$1,080,000	570	$1,895
Aug 2026	2BR	$1,150,000	570	$2,018
Aug 2026	2BR	$1,285,000	678	$1,895
Aug 2026	3BR	$2,068,000	947	$2,184
Jul 2026	2BR	$1,460,000	678	$2,153
Jul 2026	2BR	$1,435,000	678	$2,117
Jun 2026	3BR	$2,040,000	936	$2,179
Jun 2026	2BR	$1,540,000	775	$1,987
May 2026	1BR	$880,000	452	$1,947
May 2026	1BR	$908,000	452	$2,009

Price Action

Rising+5.9%Last 12 months$2,046 psf

Beds

PSF (S$)64 sales · Sep 2024 to Aug 2026

typical range, $1,902 to $2,08512 month medianone sale

Tap or hover any point

Find out the value of my home

Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of GEM RESIDENCES

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

Tap or hover any point

Which Projects Make Up The Supply

haio+

Demand vs supply: a haio+ feature

Start your 3-day free trial: no charge today, cancel anytime.

Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	109	19%	452-484 sqft	S$3,000/mo	~4.1%	60
2BR	221	38%	570-775 sqft	S$3,700/mo	~3.4%	85
3BR	172	30%	936-1,055 sqft	S$5,100/mo	~3.0%	43
4BR	38	7%	1,249-1,636 sqft	S$6,300/mo*	~2.8%· low sample (2 sales)	6
5BR	37	6%	1,313 sqft	S$6,500/mo*	~2.8%· low sample (2 sales)	5
6BR	1	0%	2,045 sqft	—	—	—

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

3 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
The Orie	155 m	Aug 2026	New Sale	3BR	$3,066,000	1,130	$2,713
The Orie	155 m	Jun 2026	New Sale	3BR	$3,080,000	1,130	$2,726
The Orie	155 m	Mar 2026	New Sale	3BR	$3,108,000	1,130	$2,750

Nearby Condos

3 within 1 km

This property

$1,993

psf · 61 sales

Lowest

$1,721

psf

Average

$2,145

psf

Highest

$2,701

psf

Gem Residences sits 7% below the nearby average for the last 2 years of sales.


—	Gem ResidencesThis property	LH	2019	$1,993
155 m	The Orie	LH	2028	$2,701
514 m	Trevista	LH	2011	$2,014
915 m	Bishan Loft	LH	2003	$1,721

Blank where there are no recent sales.

En-Bloc

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

Profit & Loss

184 realized resale exits at GEM RESIDENCES.182 profitable, 2 at a loss.Median 3.51%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	27	6y 9m	$1,494	$1,870	S$181,000	3.17%
2BR	60	7y 11m	$1,432	$1,895	S$281,250	3.59%
3BR	72	6y 5m	$1,472	$1,801	S$327,750	3.51%
4BR	22	6y 5m	$1,428	$1,897	S$573,000	4.32%
5BR+	1	7y 8m	$1,394	$1,827	S$708,488	3.59%
Total	182	7y 1m	$1,449	$1,868	S$280,500	3.52%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
3BR	2	4y 0m	$1,863	$1,817	S$-43,390	-0.63%
Total	2	4y 0m	$1,863	$1,817	S$-43,390	-0.63%

Exit Risk

If you bought at GEM RESIDENCES today: ~$2,046 psf.Resale median, last 12 months, 38 sales.

Where current owners entered (psf)

today ~$2,046

$1,369 p5median $1,505p95 $1,995

Your entry price$2,050 psf

96.6%

≈ top quartile for this project

of current owners entered below $2,046 psf — they could sell below your entry and still profit.

86.5%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

Where does your window face?

West-facing, through the year

Sun position

7a9a11a1p3p5p7p

Sun off to the sideStraight at the window

September in detail

6 am9 am12 pm3 pm6 pm8 pm

Sun within 60° of this facing
…during the 2–6 pm heat peak

Sun is on a West-facing window: 1:20 pm – 7:06 pm (5 h 46 m total). In the 2–6 pm heat peak: 2:00 pm – 6:00 pm.

Sun at 3:30 pm on 2 Sep: azimuth 281° (WNW), elevation 53°.

What’s Around

Primary Schools

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
Kheng Cheng SchoolPhase 2C · 173 applied · 162 places	330 m	≤ 1 km	PR ballot only	173	162
First Toa Payoh Primary SchoolPhase 2C · 10 applied · 151 places	430 m	≤ 1 km	No ballot	10	151
Pei Chun Public SchoolPhase 2C · 94 applied · 45 places	465 m	≤ 1 km	Balloted · ≤ 1 km	94	45
Your band is exactly the cut — priority, but contested.

7 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
CHIJ Primary (Toa Payoh)Phase 2C · 77 applied · 49 places	1.06 km	1–2 km	Balloted · ≤ 1 km	77	49
Did not reach this home's band.
Kuo Chuan Presbyterian Primary SchoolPhase 2C · 113 applied · 59 places	1.1 km	1–2 km	Balloted · ≤ 1 km	113	59
Did not reach this home's band.
Marymount Convent SchoolPhase 2C · 55 applied · 206 places	1.18 km	1–2 km	No ballot	55	206
St. Gabriel'S Primary SchoolPhase 2C · 70 applied · 82 places	1.58 km	1–2 km	No ballot	70	82
St Andrew'S School (Junior)Phase 2C · 104 applied · 84 places	1.72 km	1–2 km	Balloted · ≤ 1 km	104	84
Did not reach this home's band.
Catholic High School (Primary)Phase 2C · 72 applied · 40 places	1.73 km	1–2 km	Balloted · ≤ 1 km	72	40
Did not reach this home's band.
Hong Wen SchoolPhase 2C · 153 applied · 62 places	1.93 km	1–2 km	Balloted · ≤ 1 km	153	62
Did not reach this home's band.

Amenities

Where Else You Can Buy

free

The rest of this analysis: free with an account

No payment, and no card details.

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for GEM RESIDENCES

Beds

	01	02	03	04	05	06	07	08
38	#38-012,0456BR	#38-026782BR	#38-031,0553BR	#38-049803BR	#38-055702BR	#38-065922BR	#38-079363BR
37	#37-014841BR	#37-026782BR	#37-031,0553BR	#37-049803BR	#37-055702BR	#37-065922BR	#37-079363BR	#37-081,3135BR
36	#36-014841BR	#36-026782BR	#36-031,0553BR	#36-049803BR	#36-055702BR	#36-065922BR	#36-079363BR	#36-081,3135BR
35	#35-014841BR	#35-026782BR	#35-031,0553BR	#35-049803BR	#35-055702BR	#35-065922BR	#35-079363BR	#35-081,3135BR
34	#34-014841BR	#34-026782BR	#34-031,0553BR	#34-049803BR	#34-055702BR	#34-065922BR	#34-079363BR	#34-081,3135BR
33	#33-014841BR	#33-026782BR	#33-031,0553BR	#33-049803BR	#33-055702BR	#33-065922BR	#33-079363BR	#33-081,3135BR
32	#32-014841BR	#32-026782BR	#32-031,0553BR	#32-049803BR	#32-055702BR	#32-065922BR	#32-079363BR	#32-081,3135BR
31	#31-014841BR	#31-026782BR	#31-031,0553BR	#31-049803BR	#31-055702BR	#31-065922BR	#31-079363BR	#31-081,3135BR
30	#30-014841BR	#30-026782BR	#30-031,0553BR	#30-049803BR	#30-055702BR	#30-065922BR	#30-079363BR	#30-081,3135BR
29	#29-014841BR	#29-026782BR	#29-031,0553BR	#29-049803BR	#29-055702BR	#29-065922BR	#29-079363BR	#29-081,3135BR
28	#28-014841BR	#28-026782BR	#28-031,0553BR	#28-049803BR	#28-055702BR	#28-065922BR	#28-079363BR	#28-081,3135BR
27	#27-014841BR	#27-026782BR	#27-031,0553BR	#27-049803BR	#27-055702BR	#27-065922BR	#27-079363BR	#27-081,3135BR
26	#26-014841BR	#26-026782BR	#26-031,0553BR	#26-049803BR	#26-055702BR	#26-065922BR	#26-079363BR	#26-081,3135BR
25	#25-014841BR	#25-026782BR	#25-031,0553BR	#25-049803BR	#25-055702BR	#25-065922BR	#25-079363BR	#25-081,3135BR
24	#24-014841BR	#24-026782BR	#24-031,0553BR	#24-049803BR	#24-055702BR	#24-065922BR	#24-079363BR	#24-081,3135BR
23	#23-014841BR	#23-026782BR	#23-031,0553BR	#23-049803BR	#23-055702BR	#23-065922BR	#23-079363BR	#23-081,3135BR
22	#22-014841BR	#22-026782BR	#22-031,0553BR	#22-049803BR	#22-055702BR	#22-065922BR	#22-079363BR	#22-081,3135BR
21	#21-014841BR	#21-026782BR	#21-031,0553BR	#21-049803BR	#21-055702BR	#21-065922BR	#21-079363BR	#21-081,3135BR
20	#20-014841BR	#20-026782BR	#20-031,0553BR	#20-049803BR	#20-055702BR	#20-065922BR	#20-079363BR	#20-081,3135BR
19	#19-014841BR	#19-026782BR	#19-031,0553BR	#19-049803BR	#19-055702BR	#19-065922BR	#19-079363BR	#19-081,3135BR
18	#18-014841BR	#18-026782BR	#18-031,0553BR	#18-049803BR	#18-055702BR	#18-065922BR	#18-079363BR	#18-081,3135BR
17	#17-014841BR	#17-026782BR	#17-031,0553BR	#17-049803BR	#17-055702BR	#17-065922BR	#17-079363BR	#17-081,3135BR
16	#16-014841BR	#16-026782BR	#16-031,0553BR	#16-049803BR	#16-055702BR	#16-065922BR	#16-079363BR	#16-081,3135BR
15	#15-014841BR	#15-026782BR	#15-031,0553BR	#15-049803BR	#15-055702BR	#15-065922BR	#15-079363BR	#15-081,3135BR
14	#14-014841BR	#14-026782BR	#14-031,0553BR	#14-049803BR	#14-055702BR	#14-065922BR	#14-079363BR	#14-081,3135BR
13	#13-014841BR	#13-026782BR	#13-031,0553BR	#13-049803BR	#13-055702BR	#13-065922BR	#13-079363BR	#13-081,3135BR
12	#12-014841BR	#12-026782BR	#12-031,0553BR	#12-049803BR	#12-055702BR	#12-065922BR	#12-079363BR	#12-081,3135BR
11	#11-014841BR	#11-026782BR	#11-031,0553BR	#11-049803BR	#11-055702BR	#11-065922BR	#11-079363BR	#11-081,3135BR
10	#10-014841BR	#10-026782BR	#10-031,0553BR	#10-049803BR	#10-055702BR	#10-065922BR	#10-079363BR	#10-081,3135BR
09	#09-014841BR	#09-026782BR	#09-031,0553BR	#09-049803BR	#09-055702BR	#09-065922BR	#09-079363BR	#09-081,3135BR
08	#08-014841BR	#08-026782BR	#08-031,0553BR	#08-049803BR	#08-055702BR	#08-065922BR	#08-079363BR	#08-081,3135BR
07	#07-014841BR	#07-026782BR		#07-049803BR	#07-055702BR	#07-065922BR	#07-079363BR	#07-081,3135BR
06	#06-014841BR	#06-026782BR		#06-049803BR	#06-055702BR	#06-065922BR	#06-079363BR	#06-081,3135BR
05	#05-014841BR	#05-026782BR		#05-049803BR	#05-055702BR	#05-065922BR	#05-079363BR	#05-081,3135BR
04	#04-014841BR	#04-026782BR		#04-049803BR	#04-055702BR	#04-065922BR	#04-079363BR	#04-081,3135BR
03	#03-014841BR	#03-026782BR		#03-049803BR	#03-055702BR	#03-065922BR	#03-079363BR	#03-081,3135BR
02	#02-014841BR	#02-026782BR		#02-049803BR	#02-055702BR	#02-065922BR	#02-079363BR	#02-081,3135BR
01	#01-014841BR	#01-026782BR					#01-079363BR	#01-081,3135BR

1BR2BR3BR4BR5BR6BR· tile shows strata sq ft

free

The stacking plan: free with an account

No payment, and no card details.

What's next

Compare with another Supply & demand Get home services

Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Where does your window face?

West-facing, through the year

September in detail

Commute reach

Stack View