Overview & Key Facts
GEM RESIDENCES is a 99 yrs lease commencing from 2015 condominium at LORONG 5 TOA PAYOH in District 12 (RCR), developed by , comprising 578 units.
Location & Connectivity
GEM RESIDENCES is approximately 500m from Braddell MRT station, with 6 stations within 1.5 km.
Schools & Education
32 schools within 2 km (8 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| First Toa Payoh Primary School | Primary | 140m |
| Manjusri Secondary School | Secondary | 270m |
| Pei Chun Public School | Primary | 310m |
| De La Salle School | Primary | 480m |
| Balestier Hill Primary School | Primary | 690m |
| CHIJ Secondary (Toa Payoh) | Secondary | 730m |
| School of Science and Technology | Jc | 790m |
| Beatty Secondary School | Secondary | 910m |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 32 | $1,831 psf | $856,837 |
| 1 BR | 63 | $1,843 psf | $1,156,915 |
| 2 BR | 45 | $1,850 psf | $1,669,568 |
| 3 BR | 59 | $1,843 psf | $2,099,516 |
| 4 BR | 1 | $1,827 psf | $2,988,888 |
Market Position
GEM RESIDENCES has recorded 200 sales at an average price of $1,511,477.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at GEM RESIDENCES typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,919/mo | $1,156,915 | 3.03% |
| 2 BR | $3,400/mo | $1,669,568 | 2.44% |
| 3 BR | $4,078/mo | $2,099,516 | 2.33% |
| 4 BR | $5,667/mo | $2,988,888 | 2.28% |
Loading chart data...
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 37 | $1,671 psf | — |
| 2022 | 44 | $1,745 psf | ↑ 4.5% |
| 2023 | 38 | $1,842 psf | ↑ 5.6% |
| 2024 | 32 | $1,929 psf | ↑ 4.7% |
| 2025 | 32 | $1,980 psf | ↑ 2.6% |
| 2026 | 17 | $2,049 psf | ↑ 3.5% |
Loading chart data...
GEM RESIDENCES prices sit at a fresh series high after a 3.5% gain on the prior period, now 22.6% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 12 reads 136.8 as of May 2026 — down 6.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | $2,730 psf | 741 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | $1,649 psf | 311 |
| TREVISTA | 99 yrs lease commencing from 2008 | $1,709 psf | 149 |
| VERTICUS | Freehold | $2,126 psf | 130 |
| THE ARCADY AT BOON KENG | Freehold | $2,599 psf | 100 |
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, pet owners, first-time hdb upgraders and cpf-only buyers. Parking and arterial road access matter more here than walking-distance MRT.
For yield-focused investors and resort facilities, it can work — but weigh the trade-offs before committing.
It is a weaker fit for long-term hold (10+ yr) — other options likely serve them better. Tenure and location resilience suit long-horizon ownership.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
GEM RESIDENCES is a 99 yrs lease commencing from 2015 development in District 12 (RCR), with 578 units, offering a gross yield of 2.7%.
At ~$2,004 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full GEM RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GEM RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Toa Payoh — 4-room average $929,793 (110m away), an upgrader gap of about $600,000
- Bishan — 4-room average $791,445 (540m away), an upgrader gap of about $700,000
- Kallang/whampoa — 4-room average $882,887 (1.2 km away), an upgrader gap of about $650,000
FAQ
What is the average PSF for GEM RESIDENCES?
Is GEM RESIDENCES freehold?
What is the rental yield for GEM RESIDENCES?
Which MRT is nearest to GEM RESIDENCES?
Sources & Next Steps
- GEM RESIDENCES Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 12 (Toa Payoh, Serangoon, Balestier) — District 12 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 200 transactions
- Rental data: 980 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 200 records analysed · Source: URA private-sale caveats