GEMS VILLE is a freehold development along LORONG 13 GEYLANG in District 14 (Geylang / Eunos), part of the RCR segment of Singapore's private residential market. The project comprises 24 units and is TOP 2023.
This profile draws on 12 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 3 years from TOP, GEMS VILLE is in the early-life phase: defects-liability resolved (or about to be), strata management corp settling in, and resale price discovery still finding its footing. Early-cycle premiums and rough-edges both apply.
Within District 14 (Geylang / Eunos), the immediate context for GEMS VILLE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 12 sales and 2 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GEMS VILLE dashboard.
- Average sale price: $1,563,285 across 12 transactions
- Estimated gross rental yield: 2.4%
- District 14 PSF ranking: Premium tier (top 4%)
- Freehold tenure · RCR · D14 · 24 units
About GEMS VILLE
GEMS VILLE is a freehold condominium, located at LORONG 13 GEYLANG in District 14 (Geylang, Eunos) (Rest of Central Region), comprising 24 residential units, completed in 2023.
As a freehold property, GEMS VILLE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at GEMS VILLE:
| 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 |
Sales Market Overview
GEMS VILLE has recorded 12 sale transactions with an average transaction price of $1,563,285, ranging from $988,000 to $2,428,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 1 | $1,912 psf | $988,000 | — |
| 2024 | 6 | $2,003 psf | $1,417,520 | ↑ 4.7% |
| 2025 | 4 | $2,091 psf | $1,709,575 | ↑ 4.4% |
| 2026 | 1 | $1,996 psf | $2,428,000 | ↓ 4.5% |
GEMS VILLE ranks in the top 4% of condos in District 14 by average PSF.
Compared to the RCR average of $2,047 psf, GEMS VILLE trades 1.1% below the segment benchmark.
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Rental Market Overview
GEMS VILLE has recorded 2 rental transactions with monthly rents averaging $3,100/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1 | $3,200/mo | $3,200/mo | $3,200/mo |
| 1 BR | 1 | $3,000/mo | $3,000/mo | $3,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 1 | $3,200/mo |
| 2026 | 1 | $3,000/mo |
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Investment Analysis
Based on average rents and sale prices, GEMS VILLE delivers an estimated gross rental yield of 2.4%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 14
Side-by-side comparison against the most actively traded condos in District 14 (Geylang, Eunos):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | 1399 | $2,184 psf | 477 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,762 psf | 365 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,928 psf | 352 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,326 psf | 233 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,833 psf | 227 |
Location Map
Map shows GEMS VILLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GEMS VILLE
- Aljunied MRT
- Kallang MRT
- Mountbatten MRT
- Stadium MRT
- Geylang Bahru MRT
- One World International School (Mountbatten)
- Geylang Methodist School (Primary)
- Geylang Methodist School (Secondary)
Nearby MRT Stations
GEMS VILLE is 700m from Aljunied MRT (East-West Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Aljunied | EW9 | East-West Line | 700m |
| Kallang | EW10 | East-West Line | 730m |
| Mountbatten | CC7 | Circle Line | 940m |
| Stadium | CC6 | Circle Line | 1.2 km |
| Geylang Bahru | DT24 | Downtown Line | 1.2 km |
| Dakota | CC8 | Circle Line | 1.3 km |
Nearby Schools
There are 8 schools within 2 km of GEMS VILLE, including 2 within the 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 |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Aljunied is about 0.70km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 24 units, GEMS VILLE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. One World International School (Mountbatten) sits about 0.72km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 12 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: GEMS VILLE combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 12 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for GEMS VILLE?
What is the rental yield for GEMS VILLE?
Is GEMS VILLE freehold or leasehold?
How far is the nearest MRT from GEMS VILLE?
What is the tenure of GEMS VILLE?
How does GEMS VILLE compare to other projects in the district?
What stamp duty applies for a foreign buyer of GEMS VILLE?
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 analysed
- Rental data: 2 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 GEMS VILLE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.