Resale Project Scorecard
Gem Residences
D12 · Balestier, Toa Payoh · 99-year leasehold · completed 2019 · 578 units
Grade S, 8.32 out of 10, the 2nd highest score among 116 resale condos in District 12.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 88 yrs
- Resales, 12 months to Oct 2026
- 33
- To Braddell MRT
- 440 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Gem Residences Score
- S
- Grade
- Score out of 10
- 8.32
- Highest score among 116 resale condos in District 12
- 2nd
Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: future transformation.
Project's Historical Performance25%8/10
Avg Ann. of +3.73% — top-quartile performance within its 2019-era cohort (71st percentile).
The district median is 5/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: Kheng Cheng School at 0.33km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Kheng Cheng School
- First Toa Payoh Primary School
- Pei Chun Public School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
578 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%8/10
440 m from Braddell MRT (NS18) — short walk to MRT, good transport convenience.
The district median is 7/10.
Rental Yield10%8/10
Rental yield of 4.00% — strong income return.
The district median is 4/10.
Tenure10%8/10
99YR tenure — about 88 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%1/10
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 3.24km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Gem Residences scores 8.32
Gem Residences scores 8.32 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 61st of 2,350 resale condos scored in Singapore and 2nd of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Future Transformation (1/10).
| Factor | This condoGem Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 5/10 | +0.75 | 78% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 67% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 99% of district |
| MRT Proximity13% | 8/10 | 7/10 | +0.13 | 69% of district |
| Rental Yield10% | 8/10 | 4/10 | +0.40 | 97% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 3% of district |
| Future Transformation6% | 1/10 | 3/10 | −0.12 | 3% of district |
Medians are across the 116 scored resale projects in District 12 (Balestier, Toa Payoh). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Gem Residences and a median-profile project (6.02). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Gem Residences Prices
By unit type at Gem Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom452 sq ft | 452 sq ft | $870,000 to $918,000 | $1,936 psf | 6 |
| 2-bedroom678 sq ft | 678 sq ft | $1.08M to $1.54M | $1,987 psf | 11 |
| 3-bedroom947 sq ft | 947 sq ft | $1.80M to $2.39M | $2,125 psf | 13 |
| 5-bedroom1,313 sq ft | 1,313 sq ft | $2.80M | $2,131 psf | 2 |
Past transactions at Gem Residences
33 resales, Nov 2025 to Oct 2026 · median $2,035 psf · $870,000 to $2,878,000 · all 33 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 13 Aug 2026 | 1 Lorong 5 Toa Payoh | 2 | #02-02022BR · Blk 1 | 2BR | 678 | $1,895 | $1,285,000 | Resale |
| 13 Aug 2026 | 3 Lorong 5 Toa Payoh | 13 | #13-16163BR · Blk 3 | 3BR | 947 | $2,183 | $2,068,000 | Resale |
| 12 Aug 2026 | 1 Lorong 5 Toa Payoh | 18 | #18-05052BR · Blk 1 | 2BR | 571 | $2,016 | $1,150,000 | Resale |
| 7 Aug 2026 | 1 Lorong 5 Toa Payoh | 6 | #06-05052BR · Blk 1 | 2BR | 571 | $1,893 | $1,080,000 | Resale |
| 30 Jul 2026 | 1 Lorong 5 Toa Payoh | 35 | #35-02022BR · Blk 1 | 2BR | 678 | $2,116 | $1,435,000 | Resale |
| 27 Jul 2026 | 3 Lorong 5 Toa Payoh | 22 | #22-10102BR · Blk 3 | 2BR | 678 | $2,006 | $1,360,000 | Resale |
| 1 Jul 2026 | 3 Lorong 5 Toa Payoh | 28 | #28-14142BR · Blk 3 | 2BR | 678 | $2,153 | $1,460,000 | Resale |
| 30 Jun 2026 | 3 Lorong 5 Toa Payoh | 31 | #31-11112BR · Blk 3 | 2BR | 775 | $1,987 | $1,540,000 | Resale |
| 19 Jun 2026 | 1 Lorong 5 Toa Payoh | 35 | #35-08085BR · Blk 1 | 5BR | 1,313 | $2,192 | $2,878,000 | Resale |
| 15 Jun 2026 | 1 Lorong 5 Toa Payoh | 22 | #22-07073BR · Blk 1 | 3BR | 937 | $2,178 | $2,040,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D12 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,748 psf |
| Dec 2025 | 6 | $2,082 psf | $1,942 psf |
| Jan 2026 | 2 | $2,006 psf | $1,733 psf |
| Feb 2026 | 3 | $1,924 psf | $1,819 psf |
| Mar 2026 | 4 | $2,040 psf | $1,661 psf |
| Apr 2026 | 5 | $2,125 psf | $1,754 psf |
| May 2026 | 2 | $1,978 psf | $1,765 psf |
| Jun 2026 | 3 | $2,178 psf | $1,894 psf |
| Jul 2026 | 3 | $2,116 psf | $1,731 psf |
| Aug 2026 | 4 | $1,956 psf | $1,731 psf |
| Sep 2026 | — | — | $1,687 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.5% a year, ranked 5 of 29 in D12 and 338 of 715 condos. See the most profitable condos in D12 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Gem Residences Rent
- Median rent a month
- $3,000 to $6,500
- Gross yield
- 2.8% to 4.0%
- Rental contracts
- 186
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,000 | $3,000 to $3,100 | 4.0% | 72 |
| 2-bedroom | $3,700 | $3,500 to $3,900 | 3.3% | 80 |
| 3-bedroom | $5,100 | $5,000 to $5,300 | 3.0% | 26 |
| 4-bedroom | $6,300 | $5,500 to $6,300 | — | 5 |
| 5-bedroom | $6,500 | — | 2.8% | 3 |
Rental contracts at Gem Residences
186 contracts, Sep 2025 to Aug 2026 · median $3,500 a month · $2,200 to $6,800
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $2,900 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,050 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,200 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,200 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $2,400 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $2,850 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Gem Residences By stack
- Highest, stack 14
- $1,962 psf
- Lowest, stack 04
- $1,745 psf
- Stacks with 2+ resales
- 16
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,864 psf | 484 sq ft | Levels 10 to 37 | 9 |
| 02 | $1,895 psf | 678 sq ft | Levels 2 to 35 | 5 |
| 03 | $1,936 psf | 1,055 sq ft | Levels 9 to 38 | 12 |
| 04 | $1,745 psf | 980 sq ft | Levels 6 to 32 | 8 |
| 05 | $1,893 psf | 571 sq ft | Levels 4 to 37 | 15 |
| 06 | $1,841 psf | 592 sq ft | Levels 2 to 37 | 13 |
| 07 | $1,837 psf | 937 sq ft | Levels 1 to 37 | 14 |
| 08 | $1,949 psf | 1,313 sq ft | Levels 3 to 36 | 12 |
Show the other 8 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,827 psf | 484 sq ft | Levels 11 to 37 | 5 |
| 10 | $1,953 psf | 678 sq ft | Levels 2 to 33 | 14 |
| 11 | $1,884 psf | 775 sq ft | Levels 4 to 37 | 9 |
| 12 | $1,853 psf | 1,012 sq ft | Levels 11 to 32 | 8 |
| 13 | $1,891 psf | 452 sq ft | Levels 13 to 37 | 14 |
| 14 | $1,962 psf | 678 sq ft | Levels 2 to 36 | 8 |
| 15 | $1,896 psf | 1,249 sq ft | Levels 1 to 30 | 8 |
| 16 | $1,827 psf | 947 sq ft | Levels 2 to 30 | 18 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Gem Residences Notes
How these numbers are worked out
- Grade S places Gem Residences in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,035 psf at Gem Residences against $1,758 psf across District 12, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,932 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 33 resale caveats at Gem Residences ranged from $1,864 psf to $2,264 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2019, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Braddell MRT (NS18), 440 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Gem Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.