Overview & Key Facts
GEMS VILLE is a freehold condominium at LORONG 13 GEYLANG in District 14 (RCR), developed by , comprising 24 units, completed in 2023.
Location & Connectivity
GEMS VILLE is approximately 700m from Aljunied MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Aljunied | East-West Line | 700m |
| Kallang | East-West Line | 730m |
| Mountbatten | Circle Line | 940m |
| Stadium | Circle Line | 1.2 km |
| Geylang Bahru | Downtown Line | 1.2 km |
| Dakota | Circle Line | 1.3 km |
Schools & Education
8 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| One World International School (Mountbatten) | International | 720m |
| Geylang Methodist School (Primary) | Primary | 910m |
| Geylang Methodist School (Secondary) | Secondary | 1.1 km |
| Kong Hwa School | Primary | 1.4 km |
| Hong Wen School | Primary | 1.5 km |
| Macpherson Primary School | Primary | 1.8 km |
| Bendemeer Secondary School | Secondary | 1.8 km |
| Bendemeer Primary School | Primary | 1.9 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 6 | $2,113 psf | $1,091,667 |
| 2 BR | 2 | $1,884 psf | $1,500,560 |
| 3 BR | 4 | $1,961 psf | $2,302,075 |
Market Position
GEMS VILLE has recorded 12 sales at an average price of $1,563,285.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2023 | 1 | $1,912 psf | — |
| 2024 | 6 | $2,003 psf | ↑ 4.7% |
| 2025 | 4 | $2,091 psf | ↑ 4.4% |
| 2026 | 1 | $1,996 psf | ↓ 4.5% |
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From the 2025 high, GEMS VILLE prices have given back 4.5% — still 4.4% above the 2023 baseline.
Price Index Check
The ShiokNest Price Index for District 14 reads 121.5 as of June 2026 — down 8.2% 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.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | $2,187 psf | 493 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | $1,765 psf | 373 |
| PENROSE | 99 yrs lease commencing from 2019 | $1,933 psf | 359 |
| EUHABITAT | 99 yrs lease commencing from 2010 | $1,330 psf | 243 |
| THE ANTARES | 99 yrs lease commencing from 2018 | $1,834 psf | 229 |
What Could Work Against You
- With just 5 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 24-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, long-term hold (10+ yr), short-term flippers (<5 yr) and freehold / generational hold. At ~697m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For multi-generational families and yield-focused investors, it can work — but weigh the trade-offs before committing.
families with young children and resort facilities should probably look elsewhere. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
Verdict
GEMS VILLE is a freehold development in District 14 (RCR), with 24 units, offering a gross yield of 2.4%.
At ~$2,072 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full GEMS VILLE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GEMS VILLE against staying public? These HDB towns sit within walking or short-drive distance:
- Geylang — 4-room average $761,443 (360m away), an upgrader gap of about $800,000
- Kallang/whampoa — 4-room average $882,887 (380m away), an upgrader gap of about $700,000
FAQ
What is the average PSF for GEMS VILLE?
Is GEMS VILLE freehold?
What is the rental yield for GEMS VILLE?
Which MRT is nearest to GEMS VILLE?
Sources & Next Steps
- GEMS VILLE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 14 (Geylang, Eunos) — District 14 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: 12 transactions
- Rental data: 4 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 12 records analysed · Source: URA private-sale caveats