Gem Residences
Gem Residences is a 99-year lease (88 yrs left) condominium development in District 12 (Toa Payoh / Balestier / Serangoon). It has 186 recorded private transactions. Latest sale: $1,080,000 (Aug 2026, 53 sqm, floors 06-10). Median $1,861/sqft. Prices up 18.7% over the period. 88 years lease remaining.
Where Gem Residences ranks in District 12
All 91 projects ›Median psf over time
Estimate a unit at Gem Residences
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.18% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,842 | 21 |
| 06-10 | $1,805 | 23 |
| 11-15 | $1,829 | 24 |
| 16-20 | $1,795 | 25 |
| 21-25 | $1,880 | 25 |
| 26-30 | $1,845 | 28 |
| 31-35 | $1,938 | 24 |
| 36-40 | $1,899 | 16 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Aug 2026 | 06-10 | Resale | 53 sqm | $1,080,000 | $1,893 |
| Aug 2026 | 01-05 | Resale | 63 sqm | $1,285,000 | $1,895 |
| Aug 2026 | 16-20 | Resale | 53 sqm | $1,150,000 | $2,016 |
| Aug 2026 | 11-15 | Resale | 88 sqm | $2,068,000 | $2,183 |
| Jul 2026 | 31-35 | Resale | 63 sqm | $1,435,000 | $2,116 |
| Jul 2026 | 26-30 | Resale | 63 sqm | $1,460,000 | $2,153 |
| Jun 2026 | 21-25 | Resale | 87 sqm | $2,040,000 | $2,178 |
| Jun 2026 | 31-35 | Resale | 72 sqm | $1,540,000 | $1,987 |
| May 2026 | 21-25 | Resale | 42 sqm | $880,000 | $1,947 |
| May 2026 | 36-40 | Resale | 42 sqm | $908,000 | $2,008 |
| Apr 2026 | 31-35 | Resale | 98 sqm | $2,388,000 | $2,264 |
| Apr 2026 | 16-20 | Resale | 88 sqm | $1,965,000 | $2,074 |
| Apr 2026 | 26-30 | Resale | 88 sqm | $2,120,000 | $2,238 |
| Apr 2026 | 21-25 | Resale | 45 sqm | $903,000 | $1,864 |
| Apr 2026 | 06-10 | Resale | 87 sqm | $1,990,000 | $2,125 |
| Mar 2026 | 06-10 | Resale | 72 sqm | $1,520,000 | $1,961 |
| Mar 2026 | 11-15 | Resale | 63 sqm | $1,358,888 | $2,004 |
| Mar 2026 | 06-10 | Resale | 98 sqm | $2,190,000 | $2,076 |
| Mar 2026 | 21-25 | Resale | 116 sqm | $2,820,000 | $2,259 |
| Feb 2026 | 21-25 | Resale | 42 sqm | $870,000 | $1,924 |
| Feb 2026 | 36-40 | Resale | 42 sqm | $905,000 | $2,002 |
| Feb 2026 | 31-35 | Resale | 45 sqm | $918,000 | $1,895 |
| Jan 2026 | 21-25 | Resale | 88 sqm | $1,960,000 | $2,069 |
| Jan 2026 | 16-20 | Resale | 55 sqm | $1,150,000 | $1,943 |
| Dec 2025 | 11-15 | Resale | 87 sqm | $1,960,000 | $2,093 |
Gem Residences is inside the 1 km Primary 1 priority zone for 3 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Gem Residences, with their median resale psf. Useful for comparing what Gem Residences costs per square foot against nearby developments.
About Gem Residences
Gem Residences is among the pricier projects in District 12 (Toa Payoh / Balestier / Serangoon), with a median of $1,861 psf that runs above about 89% of developments there. It has a busy transaction history, with 186 sales between 2021-09 and 2026-08, ranging from $795,000 to $2,988,888. The most recent transaction was a 53 sqm unit (floors 06-10) at $1,080,000 in Aug 2026, and the median is $1,861 psf. Over the data window, prices here are up about 18.7% (about 3.6% a year). On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 88 years remaining is 0.9516, an annual lease decay of about 0.18%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Gem Residences cost?
The most recent transaction at Gem Residences was $1,080,000 for a 53 sqm unit in 2026-08. The median price is $1,861 per square foot across 186 transactions, ranging from $795,000 to $2,988,888. Data sourced from URA.
Is Gem Residences freehold or leasehold?
Gem Residences is on a 99-year lease commencing in 2015, with approximately 88 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.18%.
What is the price per square foot (psf) at Gem Residences?
The median price at Gem Residences is $1,861 psf, with transactions ranging from $1,506 to $2,264 psf. This is based on 186 URA-recorded transactions in District 12.
Have prices at Gem Residences gone up or down?
Prices at Gem Residences have increased by approximately 18.7% over the data period (around 3.6% a year). The median price is currently $1,861 psf, with the most recent sale at $1,080,000 in 2026-08.