RPS · Resale Project Scorecard
Gem Residences — Grade S
RPS score 8.32/10 · D12 · Balestier, Toa Payoh · 578 units · scored across 7 weighted factors — methodology published.
99YR · WinSun Development · TOP 2019
Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +3.73% — top-quartile performance within its 2019-era cohort (71th percentile).
3 primary schools within 1km (nearest: KHENG CHENG SCHOOL at 0.44km). Exceptional school catchment — strong appeal for families with young children.
578 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.49km from Braddell Mrt Stn (NS18) — short walk to MRT, good transport convenience.
Rental yield of 4.00% — strong income return.
99YR tenure — about 88 years remaining — no near-term decay concern.
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.
Primary schools within 1km: Kheng Cheng School, First TOA Payoh Primary School, PEI CHUN Public School.
The verdict· Scores updated September 2026
Gem Residences scores 8.32 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 50th of 2,357 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). Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: future transformation.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at Gem Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 35 resale transactions, median $2,035 psf, median price $1.54M. Median PSF is up 5.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,932 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 10 | $2,053 psf | $1.94M |
| Jan–Mar 2026 | 9 | $2,002 psf | $1.36M |
| Apr–Jun 2026 | 10 | $2,100 psf | $1.98M |
| Jul–Sep 2026 | 6 | $2,066 psf | $1.36M |
| 12-month total | 35 | $2,035 psf | $1.54M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Gem Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 50th of 2,357, scores updated September 2026.
- Is Gem Residences a good buy in 2026?
- Gem Residences scores 8.32/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 50th of 2,357 Singapore resale condos and 2nd of 116 in District 12 (Balestier, Toa Payoh). Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Gem Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 35 resale transactions at Gem Residences, at a median of $2,035 psf and a median price of $1.54M (range $1,858 psf to $2,264 psf). The median PSF is up 5.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,932 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Gem Residences from the nearest MRT station?
- Gem Residences is about 490m from Braddell MRT (NS18), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Gem Residences compare with Trevista?
- Trevista is the project scored next to Gem Residences on the District 12 ranking: 8.34 (Grade S) against Gem Residences's 8.32 (Grade S). Gem Residences scores higher on Rental Yield (8 vs 4); Trevista scores higher on Project's Historical Performance (8 vs 9) and MRT Proximity (8 vs 9).
- Which primary schools are within 1km of Gem Residences?
- 3 primary schools are within 1km of Gem Residences: Kheng Cheng School, First TOA Payoh Primary School, PEI CHUN Public School. 3 primary schools within 1km (nearest: KHENG CHENG SCHOOL at 0.44km). Exceptional school catchment — strong appeal for families with young children. Gem Residences scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Gem Residences, and how big is the project?
- Gem Residences is 99-year leasehold, completed in 2019, has 578 units, developed by WinSun Development. 99YR tenure — about 88 years remaining — no near-term decay concern. 578 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Ranked in: These Are Our Top 5 Condos in Toa Payoh & Balestier, Ranked by the Data
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