Gem Residences

Gem Residences is a condominium in District 12 (Balestier / Toa Payoh), in the Rest of Central Region. In the 12 months to August 2026, the median price was S$2,046 psf from 38 sales.

At a glance

District: District 12 (Balestier / Toa Payoh)
Region: Rest of Central Region
Type: Condominium
Tenure: 99-year lease from 2015, about 88 years left
Completed: 2019, about 7 years old

What the prices say

The median home in Gem Residences sold for S$1,670,000: the middle of 38 sales in the 12 months to August 2026.

That is well above the middle condo project in District 12 (Balestier / Toa Payoh), which sold at S$1,590 psf across 78 projects: about 29% higher. By price per square foot it ranks 6th of the 21 projects in the district that have a price to show, where 1st is the highest.

Year by year, the median was S$1,677 psf in 2021 (39 sales) and S$2,012 psf in 2026 so far (24 sales), up about 20%. The highest year in the record was 2025 at S$1,958 psf.

Higher floors sold for more here: floor 21 and above at S$2,008 psf against S$1,900 psf on floors 1 to 5, about 6% more per square foot (24 months).

By unit size (24 months): under 600 sq ft at S$1,913 psf, 600 to 899 sq ft at S$1,961 psf, 900 to 1,199 sq ft at S$2,085 psf and 1,200 to 1,499 sq ft at S$2,102 psf. Larger homes cost more per square foot than smaller ones.

Against similar projects in the district

This project and the three others in District 12 (Balestier / Toa Payoh) whose median over the last 12 months is closest to Gem Residences' S$2,046 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.

Their middle figure is S$2,004 psf, about the same as Gem Residences (within 3%).

Projects in District 12 (Balestier / Toa Payoh) closest in price to Gem Residences, 12 months to August 2026
Project	Median price per sq ft	Sales
Gem Residences	S$2,046 psf	38
Trevista	S$2,070 psf	16
Jui Residences	S$2,004 psf	6
The Arte	S$1,972 psf	7

What sells here

38 homes sold in the last 12 months, up from 26 in the 12 months before.

The most common size was 900 to 1,199 sq ft, with 22 of the 64 sales in the last 24 months.

None of the 64 sales in the last 24 months were first sales of new units: all 64 were resales.

The first new sale in our records was in May 2016.

Rents and yield

Rental contracts that began in the 12 months to August 2026 had a median rent of S$3,500 a month (185 contracts). The district's median across every contract was S$3,700, so rents here ran a little below it: about 5% lower.

Over the 24 months the median rent was S$3,550 (381 contracts), about the same as the latest 12 months, within 2%.

By bedrooms: 1 bedroom S$3,000 (72), 2 bedrooms S$3,700 (80), 3 bedrooms S$5,100 (25) and 4 or more bedrooms S$6,300 (8). The figure in brackets is the number of contracts.

Setting rent against price for 900 to 1,199 sq ft homes (25 rentals and 15 resale or sub-sale transactions) gives a gross yield estimate of 3.0%: a median rent of S$5,100 a month against a median price of S$2,040,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.

Across 3 size ranges the estimate runs from 3.0% to 4.0%.

Under 600 sq ft: 4.0% (rent S$3,100 a month, price S$918,000) and 600 to 899 sq ft: 3.1% (rent S$3,800 a month, price S$1,480,000).

Age and lease

8 other projects in District 12 (Balestier / Toa Payoh) were completed within 5 years of Gem Residences and have a price. Their middle price was S$1,822 psf, so Gem Residences sold noticeably above projects of a similar age: about 12% higher.

The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.

Leases and tenure in the glossary

What this page cannot tell you

A median is the middle of many different homes in Gem Residences. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.

The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.

Questions this page answers

What is the median price per square foot in Gem Residences?

S$2,046 psf in the 12 months to August 2026, from 38 sales. For the median home that is S$1,670,000.

How many homes sold in Gem Residences?

38 in the last 12 months and 64 in the last 24 months, across all sale types.

What do homes in Gem Residences rent for?

The median rent for contracts that began in the 12 months to August 2026 was S$3,500 a month, from 185 contracts.

What is the rental yield in Gem Residences?

Between 3.0% and 4.0% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.

How much lease is left in Gem Residences?

It is a 99-year lease from 2015, which leaves about 88 years at 2026.

Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.

The figures

Sale prices

Resale and new-sale prices for Gem Residences
Period	Median price per sq ft	Median price	Sales
Last 12 months	S$2,046 psf	S$1,670,000	38
Last 24 months	S$1,998 psf	S$1,480,000	64
Last 5 years	S$1,861 psf	S$1,431,944	186

Source: URA data. Data as of August 2026.

Price by year

Median price per sq ft by year for Gem Residences
Year	Median price per sq ft	Sales
2021	S$1,677 psf	39
2022	S$1,764 psf	44
2023	S$1,834 psf	38
2024	S$1,928 psf	32
2025	S$1,958 psf	32
2026 (to August)	S$2,012 psf	24

Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.

Price by floor range

Median price per sq ft by floor range for Gem Residences, last 24 months
Floor range	Median price per sq ft	Sales
Floors 1 to 5	S$1,900 psf	9
Floors 6 to 10	S$1,893 psf	11
Floors 11 to 15	S$2,046 psf	8
Floors 16 to 20	S$2,016 psf	5
Floor 21 and above	S$2,008 psf	31

Price by unit size

Median price per sq ft by unit size for Gem Residences, last 24 months
Size	Median price per sq ft	Sales
Under 600 sq ft	S$1,913 psf	20
600 to 899 sq ft	S$1,961 psf	16
900 to 1,199 sq ft	S$2,085 psf	22
1,200 to 1,499 sq ft	S$2,102 psf	6

The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.

Rent against price for Gem Residences, by size

Rents

Rents for Gem Residences
Period	Median rent	Contracts
Last 12 months	S$3,500 a month	185
Last 24 months	S$3,550 a month	381

Rents for Gem Residences by bedrooms
Bedrooms	Median rent, 12 months	Contracts	Median rent, 24 months
1 bedroom	S$3,000 a month	72	S$3,000 a month
2 bedrooms	S$3,700 a month	80	S$3,700 a month
3 bedrooms	S$5,100 a month	25	S$5,100 a month
4 or more bedrooms	S$6,300 a month	8	S$6,300 a month

Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.

Where to look next

What could a unit here sell for?

Condo Atlas can give an indicative value for a unit in Gem Residences, with a likely range and the recent sales behind it. Sign in is free.

Open Gem Residences in Condo Atlas

Other condos in District 12 (Balestier / Toa Payoh)

About the data

Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.