Gem Residences
Gem Residences is a 99-year lease (88 yrs left) condominium development in District 12 (Toa Payoh / Balestier / Serangoon). It has 188 recorded private transactions. Latest sale: $2,040,000 (Jun 2026, 87 sqm, floors 21-25). Median $1,840/sqft. Prices up 19.9% over the period. 88 years lease remaining.
Where Gem Residences ranks in District 12
All 89 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 | $1,821 | 20 |
| 06-10 | $1,790 | 24 |
| 11-15 | $1,814 | 23 |
| 16-20 | $1,784 | 28 |
| 21-25 | $1,880 | 25 |
| 26-30 | $1,814 | 30 |
| 31-35 | $1,932 | 22 |
| 36-40 | $1,899 | 16 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jun 2026 | 21-25 | Resale | 87 sqm | $2,040,000 | $2,178 |
| May 2026 | 21-25 | Resale | 42 sqm | $880,000 | $1,947 |
| May 2026 | 36-40 | Resale | 42 sqm | $908,000 | $2,008 |
| Apr 2026 | 06-10 | Resale | 87 sqm | $1,990,000 | $2,125 |
| Apr 2026 | 21-25 | Resale | 45 sqm | $903,000 | $1,864 |
| 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 | 31-35 | Resale | 98 sqm | $2,388,000 | $2,264 |
| Mar 2026 | 11-15 | Resale | 63 sqm | $1,358,888 | $2,004 |
| Mar 2026 | 06-10 | Resale | 72 sqm | $1,520,000 | $1,961 |
| Mar 2026 | 21-25 | Resale | 116 sqm | $2,820,000 | $2,259 |
| Mar 2026 | 06-10 | Resale | 98 sqm | $2,190,000 | $2,076 |
| Feb 2026 | 31-35 | Resale | 45 sqm | $918,000 | $1,895 |
| Feb 2026 | 36-40 | Resale | 42 sqm | $905,000 | $2,002 |
| Feb 2026 | 21-25 | Resale | 42 sqm | $870,000 | $1,924 |
| 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 | 01-05 | Resale | 88 sqm | $1,800,000 | $1,900 |
| Dec 2025 | 11-15 | Resale | 87 sqm | $1,960,000 | $2,093 |
| Dec 2025 | 31-35 | Resale | 98 sqm | $2,350,000 | $2,228 |
| Dec 2025 | 31-35 | Resale | 87 sqm | $2,020,000 | $2,157 |
| Dec 2025 | 01-05 | Resale | 122 sqm | $2,718,888 | $2,070 |
| Dec 2025 | 31-35 | Resale | 53 sqm | $1,115,000 | $1,954 |
| Nov 2025 | 11-15 | Resale | 88 sqm | $1,928,000 | $2,035 |
| Oct 2025 | 21-25 | Resale | 72 sqm | $1,501,800 | $1,938 |
About Gem Residences
Gem Residences is a 99-year leasehold development with its lease commencing in 2015 and about 88 years remaining in District 12 (Toa Payoh / Balestier / Serangoon), within the Rest of Central Region of Singapore. It is among the more actively traded condominium developments in the area, with 188 recorded transactions between 2021-06 and 2026-06, ranging from $795,000 to $2,988,888. The most recent transaction was a 87 sqm unit (floors 21-25) sold for $2,040,000 in 2026-06, and the median price is $1,840 per square foot. Prices here have risen sharply, by about 19.9% over the period (around 3.7% a year). Under Bala's Table (the Singapore Land Authority leasehold valuation model), the leasehold 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 $2,040,000 for a 87 sqm unit in 2026-06. The median price is $1,840 per square foot across 188 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 $1,840 psf, with transactions ranging from $1,506 to $2,264 psf. This is based on 188 URA-recorded transactions in District 12.
Have prices at Gem Residences gone up or down?
Prices at Gem Residences have increased by approximately 19.9% over the data period (around 3.7% a year). The median price is currently $1,840 psf, with the most recent sale at $2,040,000 in 2026-06.