Gem Residences stands as one of the more compelling mid-market propositions in Singapore's Rest of Central Region. Completed in 2020 by a joint venture of Evia Real Estate, Maxdin Pte Ltd, and Malaysia's Gamuda Berhad, the development occupies a quiet stretch of Lorong 6 Toa Payoh — a tree-lined residential address that belies its proximity to two North-South Line MRT stations and the full amenity sweep of a mature estate. At 578 units spread across twin towers of 38 and 39 storeys, Gem Residences strikes an unusual balance: the scale is large enough to justify a full clubhouse, rooftop pool, and concierge, yet the project retains the neighbourhood grain of old Toa Payoh rather than feeling like a landed-reclamation mega-development. Over its roughly five years on the resale market the project has posted average transacted prices of approximately S$1,924 psf, a figure that places it comfortably within the S$2,000–S$2,200 psf band that defines competitive RCR pricing in 2025–2026. For buyers weighing value, connectivity, and long-run rental demand in a District 12 context, Gem Residences deserves a thorough look.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Toa Payoh is one of Singapore's oldest and most self-contained HDB towns, and District 12 — which straddles Toa Payoh and Balestier — occupies a strategic RCR corridor between the Orchard Road belt and the heartland north. The North-South Line (NSL) runs straight through the estate: Braddell MRT is roughly 440 m from Gem Residences' main lobby, while Toa Payoh MRT (interchange with major bus services) sits one stop further south. Either station puts residents at Orchard Road within about 12 minutes and at the CBD in under 20 minutes by train — a commute profile that meaningfully underpins rental demand from professionals who want city-fringe convenience without city-centre pricing.
The macro backdrop is supportive. In 2025 the RCR averaged S$2,000–S$2,200 psf for non-landed private residential, driven by upgrader demand and a limited pipeline of new launches in the sub-region. Close to 2,500 Toa Payoh BTO flats are expected to complete their Minimum Occupation Period (MOP) across 2025 and 2026 combined, creating a pool of potential upgraders who know the neighbourhood intimately. Gem Residences, as one of the few completed private condominiums with a full facility set in the immediate Toa Payoh catchment, sits in the direct line of that upgrader demand. The URA's private residential price indices and data.gov.sg transaction records confirm that D12 resale volumes have remained resilient even during broader market consolidation phases, a reflection of the estate's enduring liveability credentials.
We track 196 sales and 954 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GEM RESIDENCES dashboard.
- Average sale price: $1,511,976 across 196 transactions
- Estimated gross rental yield: 2.7%
- District 12 PSF ranking: Premium tier (top 10%)
- 99 yrs lease commencing from 2015 · RCR · D12 · 578 units
About GEM RESIDENCES
GEM RESIDENCES is a 99 yrs lease commencing from 2015 condominium, located at LORONG 5 TOA PAYOH in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), comprising 578 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at GEM RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 30 | $1,822 psf | $854,359 |
| 1 BR | 63 | $1,843 psf | $1,156,915 |
| 2 BR | 43 | $1,833 psf | $1,650,479 |
| 3 BR | 59 | $1,843 psf | $2,099,516 |
| 4 BR | 1 | $1,827 psf | $2,988,888 |
Sales Market Overview
GEM RESIDENCES has recorded 196 sale transactions with an average transaction price of $1,511,976, ranging from $795,000 to $2,988,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 37 | $1,671 psf | $1,363,757 | — |
| 2022 | 44 | $1,745 psf | $1,408,356 | ↑ 4.5% |
| 2023 | 38 | $1,842 psf | $1,528,839 | ↑ 5.6% |
| 2024 | 32 | $1,929 psf | $1,562,771 | ↑ 4.7% |
| 2025 | 32 | $1,980 psf | $1,714,945 | ↑ 2.6% |
| 2026 | 13 | $2,035 psf | $1,610,607 | ↑ 2.8% |
GEM RESIDENCES ranks in the top 10% of condos in District 12 by average PSF.
Compared to the RCR average of $2,047 psf, GEM RESIDENCES trades 10.2% below the segment benchmark.
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Rental Market Overview
GEM RESIDENCES has recorded 954 rental transactions with monthly rents averaging $3,414/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 334 | $2,917/mo | $2,188/mo | $4,500/mo |
| 2 BR | 414 | $3,401/mo | $1,500/mo | $5,300/mo |
| 3 BR | 185 | $4,028/mo | $1,550/mo | $6,850/mo |
| 4 BR | 8 | $5,588/mo | $5,000/mo | $6,800/mo |
| 5+ BR | 13 | $6,508/mo | $4,700/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 169 | $2,615/mo |
| 2022 | 217 | $3,209/mo |
| 2023 | 163 | $3,968/mo |
| 2024 | 179 | $3,528/mo |
| 2025 | 188 | $3,680/mo |
| 2026 | 38 | $3,906/mo |
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Investment Analysis
Based on average rents and sale prices, GEM RESIDENCES delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 12
Side-by-side comparison against the most actively traded condos in District 12 (Toa Payoh, Serangoon, Balestier):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | 52 | $2,730 psf | 740 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 843 | $1,643 psf | 304 |
| TREVISTA | 99 yrs lease commencing from 2008 | 590 | $1,702 psf | 147 |
| VERTICUS | Freehold | 162 | $2,122 psf | 128 |
| THE ARCADY AT BOON KENG | Freehold | 172 | $2,598 psf | 94 |
Location Map
Map shows GEM RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GEM RESIDENCES
- Braddell MRT
- Toa Payoh MRT
- Caldecott MRT
- Caldecott MRT
- Bishan MRT
- First Toa Payoh Primary School
- Manjusri Secondary School
- Pei Chun Public School
Nearby MRT Stations
GEM RESIDENCES is 500m from Braddell MRT (North-South Line), with 6 stations within 1.5 km.
Nearby Schools
There are 32 schools within 2 km of GEM RESIDENCES, including 8 within the 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 |
| Nexus International School | International | 1.1 km |
| Kuo Chuan Presbyterian Secondary School | Secondary | 1.2 km |
| Kuo Chuan Presbyterian Primary School | Primary | 1.2 km |
| Stamford Primary School | Primary | 1.3 km |
The project's clearest strength is its dual-MRT positioning. With Braddell MRT roughly a five-minute walk away and Toa Payoh MRT reachable in under 12 minutes on foot — or one stop by train — Gem Residences enjoys genuine node connectivity rather than the single-station dependency that characterises many mid-market condominiums. This translates directly into rental liquidity: recent rental listings range from S$2,300 to S$7,500 per month, and the project's gross rental yield is tracked at approximately 3.6%, which sits above the Singapore-wide average for comparable RCR stock and reflects sustained tenant demand from both local professionals and expatriates placed in the Novena–Toa Payoh corridor.
The unit mix is unusually broad: from 452 sq ft one-bedroom units through to 2,045 sq ft six-bedroom penthouses. That range allows the development to serve multiple buyer segments simultaneously — singles and young couples attracted to the compact one- and two-bedroom formats, young families seeking three-bedroom layouts with generous balconies, and high-net-worth investors eyeing the penthouses for premium rental positioning. The facility deck is commensurate with the 578-unit scale: a full concierge, gourmet clubhouse kitchen, multiple swimming pools, gymnasium, tennis court, pool pavilion, and dedicated pet facilities — a specification list that few mid-market developments in the S$1,800–S$2,000 psf range can match outright.
On pricing, the six-month average transacted psf of S$1,924 and the twelve-month average of S$1,922 indicate price stability rather than the volatility that can afflict smaller, less-liquid projects. The highest recorded transaction in the most recent data period reached S$2,264 psf (April 2026, a 1,055 sq ft unit), confirming that well-presented units can clear well above the project average when presented correctly. For buyers using the mortgage calculator to stress-test monthly outgoings, the relatively predictable psf band makes cash-flow modelling more reliable than it is for projects with wider price dispersion. Investors running a return-on-investment analysis will find the 3.6% gross yield a creditable starting point relative to the sub-3% yields common at the lower end of D9/D10 stock.
The primary structural risk is lease decay. With a 99-year leasehold commencing September 2015, Gem Residences entered 2026 with approximately 89 years remaining on its tenure. That is still comfortably above the 60-year threshold at which CPF usage for purchase begins to attract restrictions, but buyers with a long holding horizon — particularly those acquiring for children or grandchildren — should run a lease-decay scenario to understand how tenure erosion affects future sale proceeds over a 20–30 year period.
A second consideration is internal accessibility. Some resident reviews note that the walk between the MRT exits and the development's actual lobby can feel longer than the raw distance figure suggests, owing to the routing through Lorong 6 and the absence of covered linkways. Buyers who rely on walking as their primary commute mode should verify the specific exit alignment before committing, particularly if units under consideration face the internal carpark block rather than the main boulevard.
Supply pressure in the near term is also worth monitoring. The Orie, a new launch in the same Braddell-Toa Payoh corridor, launched in early 2025, and Toa Payoh One (CDL, Frasers, Sekisui House) is in the pipeline for the broader neighbourhood. New launches typically attract speculative buyer attention and can create short-term price overhang on resale stock in the same micromarket. For rental investors, however, new-launch completions are typically 3–5 years away, meaning the rental supply impact will not materialise until after 2028. The overall risk profile remains moderate rather than elevated, but it rewards disciplined entry pricing and careful due diligence on the specific floor level and stack orientation.
[
{
"persona": "HDB upgrader in the Toa Payoh / Bishan catchment",
"fit_color": "green",
"reason": "Familiar neighbourhood, proven schools, dual-MRT connectivity, and a unit mix that comfortably accommodates three-bedroom family living within the typical upgrader budget of S$1.6M–S$2.2M."
},
{
"persona": "Rental income investor seeking stable yield",
"fit_color": "green",
"reason": "At approximately 3.6% gross yield and rental demand anchored by proximity to Novena medical cluster and Orchard CBD corridor, the project offers above-average income returns relative to comparable RCR stock. Use the <a href=\"/calculator/cash-flow\">cash-flow calculator</a> to model net returns after mortgage and maintenance costs."
},
{
"persona": "Young professional couple seeking a city-fringe base",
"fit_color": "green",
"reason": "The compact one- and two-bedroom formats starting at 452 sq ft offer genuine affordability in the S$880,000–S$1.3M range, with train access to the CBD in under 20 minutes — a combination that is increasingly rare in the RCR."
},
{
"persona": "Foreign purchaser or PR subject to ABSD",
"fit_color": "yellow",
"reason": "The 60% ABSD rate applicable to foreigners sharply erodes return profiles. PRs face a 5% surcharge on their first purchase. Both groups should model total-cost exposure using the <a href=\"/calculator/stamp-duty\">stamp-duty calculator</a> and <a href=\"/calculator/total-cost\">total-cost calculator</a> before proceeding."
},
{
"persona": "Long-horizon buy-and-hold investor (20+ years)",
"fit_color": "yellow",
"reason": "At 89 years of remaining tenure, lease decay becomes a meaningful headwind beyond the 2040s. Buyers planning very long holds should run a <a href=\"/calculator/lease-decay\">lease-decay analysis</a> and consider how CPF usage thresholds will affect both their own exit and future buyer financing."
}
]
Gem Residences is a well-executed, mid-market RCR condominium that has aged well since its 2020 completion. Its dual-MRT access, generous facility specification, and broad unit-mix distinguish it from thinner-amenity competitors in the Toa Payoh submarket, while its psf trajectory — anchored around S$1,922–S$1,924 over the past 12 months — reflects genuine market confidence rather than promotional volatility. The 3.6% gross rental yield provides a reasonable income floor for investors, and the convergence of MOP-completing HDB upgraders in 2025–2026 supplies a structural demand tailwind that is likely to keep the project liquid.
The caveats are real but not disqualifying. Lease decay matters over very long horizons. New supply from The Orie and Toa Payoh One will intensify competition for buyers and tenants in the corridor from 2028 onwards. And the walk from MRT exits can feel awkward depending on which block and floor level you occupy. Taken together, Gem Residences rates as a solid buy for upgraders and rental investors with a 5–15 year horizon — and a more cautious proposition for those who need a liquid exit within two to three years or who are subject to significant ABSD surcharges. Compare it against comparable D12 and District 12 market data before committing, and run a full affordability check and side-by-side comparison against peer projects to validate your entry price.
FAQ
What is the average price for GEM RESIDENCES?
What is the rental yield for GEM RESIDENCES?
Is GEM RESIDENCES freehold or leasehold?
How far is Gem Residences from the nearest MRT station?
Braddell MRT Station (North-South Line) is approximately 440 m from the development, equivalent to a 5–7 minute walk. Toa Payoh MRT Station, which connects to the Toa Payoh Bus Interchange, is one stop further south and reachable in about 10–12 minutes on foot or a single train stop.
How many years are left on the Gem Residences lease?
The 99-year leasehold tenure commenced in September 2015, leaving approximately 89 years as of 2026. This is well above the 60-year CPF usage threshold, so buyers currently face no financing restrictions attributable to lease shortfall. However, long-horizon investors should model tenure erosion using the lease-decay calculator.
What unit types and sizes are available at Gem Residences?
The development offers 1-bedroom (from 452 sq ft), 2-bedroom, 3-bedroom, 4-bedroom, and 5-bedroom configurations, as well as 6-bedroom penthouse units up to 2,045 sq ft. The broad range makes the project suitable for singles, couples, young families, and investors targeting different rental segments.
What schools and amenities are near Gem Residences?
Toa Payoh is a mature estate with a dense amenity network. CHIJ Primary (Toa Payoh), Kheng Cheng School, and Beatty Secondary are within the general neighbourhood. Toa Payoh Hub (shopping mall, library, sports centre) and several hawker centres are accessible within 10–15 minutes by foot or one MRT stop. The Novena medical cluster — home to several major private hospitals — is two MRT stops away.
How does Gem Residences compare to new launches in the same area?
The Orie and Toa Payoh One are newer launches in the Braddell–Toa Payoh corridor entering or approaching the market in 2025–2026. New launches typically carry a 15–20% psf premium over completed resale stock of equivalent specification, meaning Gem Residences at approximately S$1,924 psf can offer better entry value for buyers willing to forgo the new-unit premium. Use the comparison tool to assess this trade-off against current listings.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 196 transactions analysed
- Rental data: 954 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for GEM RESIDENCES
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