RPS · Resale Project Scorecard
Gems Ville — Grade D
RPS score 4.39/10 · D14 · Eunos, Geylang, Paya Lebar · 24 units · scored across 7 weighted factors — methodology published.
FH · EAST ASIA GEYLANG DEVELOPMENT PTE LTD · TOP 2024
Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: capital appreciation, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 5/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 0/10
Avg Ann. of -1.41% — bottom 16% within its 2024-era cohort. Weak capital appreciation, even when judged against vintage peers.
1 primary school within 1km (GEYLANG METHODIST SCHOOL (PRIMARY), 0.85km away). Adequate but narrow school optionality.
24 units — very small project; niche product with thin resale market.
0.69km from Aljunied Mrt Stn (EW9) — short walk to MRT, good transport convenience.
Rental yield of 3.30% — above-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
No URA Masterplan transformation zone or upcoming MRT station within 3.5km of this project — minimal forward-looking infrastructure tailwind.
Primary schools within 1km: Geylang Methodist School (Primary).
The verdict· Scores updated September 2026
Gems Ville scores 4.39 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2214th of 2,357 resale condos scored in Singapore and 205th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Its strongest factors are Tenure (10/10) and MRT Proximity (7/10); its weakest is Future Transformation (0/10). Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: capital appreciation, future transformation.
See all 208 scored condos in District 14 (Eunos, Geylang, Paya Lebar) →
RPS · Resale Project Scorecard
Recent resale transactions at Gems Ville
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,980 psf, median price $2.41M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 2 | $1,980 psf | $2.41M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 2 | $1,980 psf | $2.41M |
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.
Gems Ville: frequently asked questions
Answers generated from the scorecard data — RPS rank 2214th of 2,357, scores updated September 2026.
- Is Gems Ville a good buy in 2026?
- Gems Ville scores 4.39/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2214th of 2,357 Singapore resale condos and 205th of 208 in District 14 (Eunos, Geylang, Paya Lebar). Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: capital appreciation, 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 Gems Ville?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Gems Ville, at a median of $1,980 psf and a median price of $2.41M (range $1,963 psf to $1,996 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Gems Ville from the nearest MRT station?
- Gems Ville is about 690m from Aljunied MRT (EW9), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Gems Ville compare with Blossom Mansions?
- Blossom Mansions is the project scored next to Gems Ville on the District 14 ranking: 4.43 (Grade D) against Gems Ville's 4.39 (Grade D). Gems Ville scores higher on Primary School Effect (5 vs 1) and Rental Yield (5 vs 4); Blossom Mansions scores higher on Future Transformation (0 vs 3) and Project's Historical Performance (2 vs 4).
- Which primary schools are within 1km of Gems Ville?
- One primary school is within 1km of Gems Ville: Geylang Methodist School (Primary). 1 primary school within 1km (GEYLANG METHODIST SCHOOL (PRIMARY), 0.85km away). Adequate but narrow school optionality. Gems Ville scores 5/10 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 Gems Ville, and how big is the project?
- Gems Ville is freehold, completed in 2024, has 24 units, developed by EAST ASIA GEYLANG DEVELOPMENT PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 24 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Gems Ville in Eunos, Geylang, Paya Lebar
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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