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Completed 2019

Gem Residences

D12 · Balestier / Toa Payoh

A 578-unit condo in D12, completed in 2019, on a 99-year lease from 2015 with about 87 years left. Developed by GEM HOMES PTE LTD.

Source: Condo master (URA caveats); URA transactions, Nov 2026

87 yrs
Lease left
$2,047
Avg $psf, 12 months
36
Sales, 12 months
2019
Completed
Gem Residences
Floor plans → Site plan → E-brochure (PDF) →

What brings you to Gem Residences?

Buying here? Get a second opinion. 2-bedders here sold for $1.08M to $1.54M over the last 12 months. Our consultants can run the numbers against your budget: which stack, what to pay, what to avoid. Free for buyers of private property.

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Get a second opinion
02 — Prices

Gem Residences prices

Last 12 months
36
Sales
$2,047
Average $psf
$1,792 – $2,264
$psf range
$868k – $2.88M
Price range
By bedroom type
Last 12 months
TypeSalesAvg $psfPrice rangeSize
1-Bedroom7 sales$1,919 psf$868k – $918k452–484 sq ft
2-Bedroom13 sales$2,008 psf$1.08M – $1.54M570–775 sq ft
3-Bedroom12 sales$2,132 psf$1.8M – $2.39M936–1,055 sq ft
4-Bedroom1 sale$2,258 psf$2.82M1,249 sq ft
5-Bedroom3 sales$2,111 psf$2.72M – $2.88M1,313 sq ft

Prices by bedroom type are based on matching sales to unit sizes.

By unit size
Last 12 months
SizeSalesAvg $psfAvg pricePrice range
Under 500 sq ft7 sales$1,919 psfAvg $893k$868k – $918k
500–699 sq ft11 sales$2,014 psfAvg $1.29M$1.08M – $1.52M
700–899 sq ft2 sales$1,974 psfAvg $1.53M$1.52M – $1.54M
900–1,099 sq ft13 sales$2,125 psfAvg $2.06M$1.8M – $2.39M
1,100–1,299 sq ft1 sale$2,258 psf$2.82M
1,300–1,599 sq ft3 sales$2,111 psfAvg $2.77M$2.72M – $2.88M
Average $psf by year
In 2025, sales here averaged $1,980 psf, 17% below the D12 average of $2,390 psf for private homes (condos, apartments and ECs).
This condoD12 average
Show as a table
YearThis condoD12 average
2026$2,044$1,868
2025$1,980$2,390
2024$1,929$1,802
2023$1,842$1,627
2022$1,745$1,615
2021$1,670$1,454
2020$1,619$1,413
2019$1,636$1,363
2018$1,574$1,505
2017$1,518$1,344
2016$1,427$1,342
Sales by year
801 sales since 2016; the busiest year was 2016 with 303. The 2026 bar covers Jan–Nov.
New saleSub saleResale
Show as a table
YearNew saleSub saleResaleTotal
2026003030
2025003232
20240201232
2023038038
2022044044
2021039039
20200707
20196107
201810400104
201716500165
201630300303
Sales in the last two years
66 sales, newest first. Units show the floor only.
DateUnitSizePrice$psfType
29 Oct 2026#34-XX678 sq ft · 2-Bedroom$1.52M$2,241 psfResale
23 Oct 2026#07-XX1,313 sq ft · 5-Bedroom$2.72M$2,071 psfResale
8 Oct 2026#18-XX484 sq ft · 1-Bedroom$868k$1,792 psfResale
13 Aug 2026#13-XX947 sq ft · 3-Bedroom$2.07M$2,183 psfResale
13 Aug 2026#02-XX678 sq ft · 2-Bedroom$1.29M$1,895 psfResale
12 Aug 2026#18-XX570 sq ft · 2-Bedroom$1.15M$2,016 psfResale
7 Aug 2026#06-XX570 sq ft · 2-Bedroom$1.08M$1,893 psfResale
30 Jul 2026#06-XX678 sq ft · 2-Bedroom$1.31M$1,930 psfResale
30 Jul 2026#35-XX678 sq ft · 2-Bedroom$1.44M$2,116 psfResale
27 Jul 2026#22-XX678 sq ft · 2-Bedroom$1.36M$2,006 psfResale
Show all 66 sales
Compared with nearby condos

Prices by bedroom type are based on matching sales to unit sizes.

Source: URA caveats, Nov 2026. The 2026 averages cover Jan–Nov.

03 — Rent

Gem Residences rent

Leases starting Sep 2025–Aug 2026
186
Leases
$3,500
Median rent a month
$1.65M
Avg sale price, 12 months
2.5%
Est. gross yield

D12 median rent: $3,700 a month; est. gross yield 2.5%.

By bedroom type
TypeLeasesMedian rentMiddle halfD12 medianEst. yield
1-Bedroom72 leases$3,000 median$3,000 – $3,100D12 $3,0004.0% yield
2-Bedroom80 leases$3,700 median$3,500 – $3,900D12 $3,8003.3% yield
3-Bedroom26 leases$5,100 median$4,950 – $5,300D12 $4,9003.0% yield
4-Bedroom5 leases$6,300 median$5,450 – $6,550D12 $6,500– yield
5-Bedroom3 leases$6,500 median$5,000 – $6,750D12 $6,5002.8% yield
Rent and yield compared with nearby condos

Estimated gross yield: a year of median rent (leases starting Sep 2025–Aug 2026) over the average sale price of the last 12 months, before costs. No yield is shown with fewer than 3 sales in the year. Rents and sale prices both cover roughly the last 12 months, so read the yield as a guide to that year rather than an exact figure. A higher yield often reflects a lower price, such as an older lease, rather than a better buy.

Source: URA rental contracts, Aug 2026

04 — Lease
87years left of 99
2015Ends 2114

99-year lease from 21 Sep 2015. About 87 years remain as of Nov 2026.

Source: Condo master (URA caveats)

05 — Unit mix

Gem Residences floor plans by bedroom type

22 layouts, from a 452 sq ft 1-bedroom to a 2,045 sq ft penthouse. Pick a type to see its floor plans.

Bedroom typeLayoutsSize range
1-Bedroom 2 452 – 484 sq ft 2 layouts · 452 – 484 sq ft
A2p484 sq ft A1452 sq ft
2-Bedroom 6 570 – 775 sq ft 6 layouts · 570 – 775 sq ft
B4p678 sq ft B3678 sq ft B2592 sq ft B1570 sq ft B5 B5775 sq ft
3-Bedroom 8 936 – 1,055 sq ft 8 layouts · 936 – 1,055 sq ft
C31,012 sq ft C2p947 sq ft C1p936 sq ft C4 C4980 sq ft C51,055 sq ft C3
4-Bedroom 2 1,249 sq ft 2 layouts · 1,249 sq ft
D1p1,249 sq ft D11,249 sq ft
5-Bedroom 2 1,313 sq ft 2 layouts · 1,313 sq ft
E1p1,313 sq ft
Penthouse 2 1,636 – 2,045 sq ft 2 layouts · 1,636 – 2,045 sq ft
Sunstone Penthouse Type PH 11,636 sq ft Moonstone Penthouse Type PH 22,045 sq ft

Source: Developer floor plans; bedroom counts read by Stacked

06 — Location

Near Gem Residences

MRT stations
NS Braddell 760 m · 9 min walk
NS Toa Payoh 1.4 km · 16 min walk
TECC Caldecott 1.5 km · 18 min walk
NSCC Bishan 1.9 km · 23 min walk

Walking times and distances are estimates from OneMap walking routes; a station without a walking time shows the straight-line distance. Check OneMap for your exact route.

Primary schools
Within 1 km
Kheng Cheng SchoolPopular 440 m · 9 min walk
Pei Chun Public SchoolPopular 540 m · 8 min walk
First Toa Payoh Primary School 550 m · 8 min walk
Within 2 km
CHIJ Primary (Toa Payoh)Popular 1.2 km · 21 min walk
Marymount Convent School 1.2 km · 26 min walk
Kuo Chuan Presbyterian Primary SchoolPopular 1.3 km · 23 min walk
St. Gabriel's Primary School 1.7 km · 29 min walk
St Andrew's School (Junior) 1.8 km · 29 min walk
Catholic High School 1.9 km · 30 min walk

Distances are straight-line, which is what the 1 km and 2 km bands refer to; walking times are estimates from OneMap walking routes. Check the MOE website for confirmation.

Everyday amenities
Park Toa Payoh Town Park 1.3 km · 16 min
Clinic Associate Dispensaries 260 m · 3 min
Supermarket Sheng Siong 640 m · 8 min
Hawker centre Toa Payoh Lorong 4 Blk 93 300 m · 4 min
Map of the area around Gem Residences, with nearby MRT stations and primary schools
Map data © OpenStreetMap contributors

Source: OneMap walking routes, Nov 2026

07 — Nearby

Condos and supply around Gem Residences

Upcoming supply
Lorong 1 Toa Payoh890 m · about 735 units · 1.57 ha Awarded · $14,640 psm GFA · Nov 2023
Dorset Road2.9 km · about 404 units · 1.04 ha Awarded · $14,405 psm GFA · Oct 2025

Source: URA transactions; URA land sales; OneMap distances, Nov 2026

08 — From Stacked

Read more about Gem Residences

Jan 2025 Should You Buy The Orie? A Pricing Review Comparing Gem Residences And New Launches Today Jan 2025 The Orie Review: First Toa Payoh New Launch Condo In 8 Years  Jan 2024 We Make $290k Per Year And Own A 4-Room BTO: Should We Cash Out To Upgrade To A Resale Condo? Nov 2024 The First New Condo In Toa Payoh In 8 Years: What You Need To Know About The 777-Unit Orie Oct 2022 We Make $220k Per Year And Our Executive Condo Just Reached MOP: Is It The Right Time To Sell Now To Move? Dec 2020 5 Pet-friendly Condos In Singapore For Under $1.5 Million (Q3 2020)

23 more articles mention Gem Residences.

Source: Stacked Homes editorial

09 — FAQ

Questions about Gem Residences

How many years are left on the lease at Gem Residences?

About 87 years. It is a 99-year lease from 2015.

When was Gem Residences completed?

2019.

How many units does Gem Residences have?

578 units, up to 38 storeys.

What sizes are the 1-bedroom units?

452 to 484 sq ft across two layouts.

What is the price psf at Gem Residences?

36 sales in the last 12 months averaged $2,047 psf, ranging from $1,792 to $2,264 psf.

What did the latest sale go for?

A 678 sq ft unit sold for $1.52M ($2,241 psf) on 29 Oct 2026.

How much is the rent at Gem Residences?

Leases starting Sep 2025–Aug 2026 had a median rent of $3,500 a month ($3,000 for a 1-bedroom, $3,700 for a 2-bedroom and $5,100 for a 3-bedroom). That is an estimated gross yield of about 2.5%, before costs.

What is the nearest MRT station?

Braddell (NS), a 9-minute walk (760 m). Toa Payoh (NS) is 1.4 km away.

Which primary schools are within 1 km?

Kheng Cheng School, 440 m away, Pei Chun Public School, 540 m away and First Toa Payoh Primary School, 550 m away.

Who developed Gem Residences?

GEM HOMES PTE LTD.

Answers generated from the data on this page, Nov 2026