Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Condominium Project Intelligence
GEM RESIDENCES
LORONG 5 TOA PAYOH
510 mBRADDELL MRT STATION
$1.93MMedian transacted price
33Transactions in latest 12 months
501–780 sqftMost popular unit size
Market Snapshot
▼ -38.3%
From 12-Month High
Peak: Sep 2025Based on latest 12 months
▲ +63.3%
From 12-Month Low
Low: May 2026Based on latest 12 months
▲ +28.5%
Vs District Median PSF
Above District 12 medianBased on latest 12 months
▲ +16.3%
Vs RCR Median PSF
Above RCR medianBased on latest 12 months
5.7%
12M Turnover Rate
33 sales / 578 units
Latest 12-month sales
33
Up to latest completed Month
Median transacted price
$1.93M
Latest 12 months
Median PSF
$2,056
Latest 12 months
Typical recorded price range
$1.08M – $2.2M
20th to 80th percentile
Latest transacted price
$1.46M
678 sqft · 1 Jul 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jun 2021 to Jul 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size501–780 sqft
Median Sold Size936 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Recent Transactions by Unit Size
<500 sqft Average Price Trend
<500 sqft Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 2 | $894K | $880K | $908K | $1,978 |
| 2026-04 | 1 | $903K | $903K | $903K | $1,864 |
| 2026-02 | 3 | $897.7K | $870K | $918K | $1,940 |
<500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-05 | Condominium | 36 to 40 | 452 sqft | $2,008 | $908K |
| 2026-05 | Condominium | 21 to 25 | 452 sqft | $1,947 | $880K |
| 2026-04 | Condominium | 21 to 25 | 484 sqft | $1,864 | $903K |
| 2026-02 | Condominium | 21 to 25 | 452 sqft | $1,924 | $870K |
| 2026-02 | Condominium | 36 to 40 | 452 sqft | $2,002 | $905K |
| 2026-02 | Condominium | 31 to 35 | 484 sqft | $1,895 | $918K |
500 – 780 sqft Average Price Trend
500 – 780 sqft Transaction Volume
500 – 780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.46M | $1.46M | $1.46M | $2,153 |
| 2026-06 | 1 | $1.54M | $1.54M | $1.54M | $1,987 |
| 2026-03 | 2 | $1.44M | $1.36M | $1.52M | $1,983 |
| 2026-01 | 1 | $1.15M | $1.15M | $1.15M | $1,943 |
| 2025-12 | 1 | $1.12M | $1.12M | $1.12M | $1,954 |
| 2025-10 | 2 | $1.28M | $1.06M | $1.5M | $1,898 |
| 2025-09 | 1 | $1.5M | $1.5M | $1.5M | $1,935 |
500 – 780 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Condominium | 26 to 30 | 678 sqft | $2,153 | $1.46M |
| 2026-06 | Condominium | 31 to 35 | 775 sqft | $1,987 | $1.54M |
| 2026-03 | Condominium | 06 to 10 | 775 sqft | $1,961 | $1.52M |
| 2026-03 | Condominium | 11 to 15 | 678 sqft | $2,004 | $1.36M |
| 2026-01 | Condominium | 16 to 20 | 592 sqft | $1,943 | $1.15M |
| 2025-12 | Condominium | 31 to 35 | 570 sqft | $1,954 | $1.12M |
| 2025-10 | Condominium | 21 to 25 | 775 sqft | $1,938 | $1.5M |
| 2025-10 | Condominium | 06 to 10 | 570 sqft | $1,858 | $1.06M |
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $2.04M | $2.04M | $2.04M | $2,178 |
| 2026-04 | 3 | $2.03M | $1.97M | $2.12M | $2,146 |
| 2026-01 | 1 | $1.96M | $1.96M | $1.96M | $2,069 |
| 2025-12 | 3 | $1.93M | $1.8M | $2.02M | $2,050 |
| 2025-11 | 1 | $1.93M | $1.93M | $1.93M | $2,035 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | Condominium | 21 to 25 | 936 sqft | $2,178 | $2.04M |
| 2026-04 | Condominium | 16 to 20 | 947 sqft | $2,074 | $1.97M |
| 2026-04 | Condominium | 26 to 30 | 947 sqft | $2,238 | $2.12M |
| 2026-04 | Condominium | 06 to 10 | 936 sqft | $2,125 | $1.99M |
| 2026-01 | Condominium | 21 to 25 | 947 sqft | $2,069 | $1.96M |
| 2025-12 | Condominium | 01 to 05 | 947 sqft | $1,900 | $1.8M |
| 2025-12 | Condominium | 31 to 35 | 936 sqft | $2,157 | $2.02M |
| 2025-12 | Condominium | 11 to 15 | 936 sqft | $2,093 | $1.96M |
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $2.39M | $2.39M | $2.39M | $2,264 |
| 2026-03 | 1 | $2.19M | $2.19M | $2.19M | $2,076 |
| 2025-12 | 1 | $2.35M | $2.35M | $2.35M | $2,228 |
| 2025-10 | 1 | $2.2M | $2.2M | $2.2M | $2,174 |
| 2025-09 | 1 | $2.08M | $2.08M | $2.08M | $2,056 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-04 | Condominium | 31 to 35 | 1,055 sqft | $2,264 | $2.39M |
| 2026-03 | Condominium | 06 to 10 | 1,055 sqft | $2,076 | $2.19M |
| 2025-12 | Condominium | 31 to 35 | 1,055 sqft | $2,228 | $2.35M |
| 2025-10 | Condominium | 31 to 35 | 1,012 sqft | $2,174 | $2.2M |
| 2025-09 | Condominium | 11 to 15 | 1,012 sqft | $2,056 | $2.08M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-03 | 1 | $2.82M | $2.82M | $2.82M | $2,258 |
| 2025-12 | 1 | $2.72M | $2.72M | $2.72M | $2,070 |
| 2025-09 | 2 | $2.74M | $2.65M | $2.83M | $2,138 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-03 | Condominium | 21 to 25 | 1,249 sqft | $2,258 | $2.82M |
| 2025-12 | Condominium | 01 to 05 | 1,313 sqft | $2,070 | $2.72M |
| 2025-09 | Condominium | 16 to 20 | 1,313 sqft | $2,154 | $2.83M |
| 2025-09 | Condominium | 06 to 10 | 1,249 sqft | $2,122 | $2.65M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from GEM RESIDENCES. Distances are straight-line estimates.
MRT / LRT
- BRADDELL MRT STATION510 mLORONG 1 TOA PAYOH
- TOA PAYOH MRT STATION860 mLORONG 6 TOA PAYOH
- CALDECOTT MRT STATION1.2 kmTOA PAYOH LINK
Primary Schools
- KHENG CHENG SCHOOL490 mLORONG 3 TOA PAYOH
- FIRST TOA PAYOH PRIMARY SCHOOL530 mLORONG 8 TOA PAYOH
- PEI CHUN PUBLIC SCHOOL550 mLORONG 7 TOA PAYOH
- KUO CHUAN PRESBYTERIAN PRIMARY SCHOOL1.2 kmBISHAN STREET 13
- CHIJ PRIMARY (TOA PAYOH)1.2 kmLORONG 1 TOA PAYOH
Secondary Schools
- BEATTY SECONDARY SCHOOL300 mTOA PAYOH NORTH
- GUANGYANG SECONDARY SCHOOL580 mBISHAN STREET 12
- RAFFLES GIRLS' SCHOOL (SECONDARY)950 mBRADDELL RISE
- RAFFLES INSTITUTION1.1 kmRAFFLES INSTITUTION LANE
Post-Secondary
- RAFFLES INSTITUTION1.2 kmRAFFLES INSTITUTION LANE
- ST. ANDREW'S JUNIOR COLLEGE1.5 kmSORBY ADAMS DRIVE
- NANYANG JUNIOR COLLEGE2.1 kmSERANGOON AVENUE 3
MOE Kindergartens
- MOE KINDERGARTEN @ FIRST TOA PAYOH530 mLORONG 8 TOA PAYOH
Hawker Centres
- Toa Payoh Lorong 4 Blk 93210 mLorong 4 Toa Payoh
- Toa Payoh Lorong 8 Blk 210370 mLorong 8 Toa Payoh
- Toa Payoh Lorong 5 Blk 75420 mLorong 5 Toa Payoh
Hospitals
- MOUNT ALVERNIA HOSPITAL1.5 kmTHOMSON ROAD
- TTSH Integrated Care Hub1.8 kmTAN TOCK SENG LINK
Parks
- TOA PAYOH TOWN PK1.0 km
- KALLANG LINEAR PARK1.3 km
- CLOVER WAY PG1.3 km
Libraries
- Toa Payoh Library640 mToa Payoh Central
- Bishan Library1.2 kmBishan Place
Community Clubs
- Toa Payoh Central CC (Pendng U/C)500 mToa Payoh Central
- Toa Payoh East CC (Pending relocation)520 mLorong 6 Toa Payoh
Sport Facilities
- ActiveSG Gym@Toa Payoh730 mLorong 1 Toa Payoh
- ActiveSG Gym@Toa Payoh West Community Centre840 mLorong 2 Toa Payoh
- Toa Payoh Sport Centre980 mLorong 6 Toa Payoh
Market Position & Nearby Transactions
How GEM RESIDENCES compares with District 12 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$2,05633 project sales
District 12 Median PSF$1,601Median across district projects with recorded sales
Difference vs District+28.5%Above district median
Transactions Within 1 km63Recorded in the latest 12 months
Position Within District 12
GEM RESIDENCES is more affordable than 11% of District 12 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
80of 90 District 12 projects with recorded sales
District reference range$1,321 – $2,080 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| THE ORIE | 136 m | 20280 yrs old | 777 | 28 | $2,709 |
| TREVISTA | 260 m | 201115 yrs old | 590 | 13 | $2,082 |
| SUITES @ BRADDELL | 588 m | 201412 yrs old | 33 | 0 | — |
| THE PEAK @ TOA PAYOH | 787 m | 201214 yrs old | — | 0 | — |
| LOFT 33 | 839 m | 201610 yrs old | 30 | 3 | $1,557 |
| BISHAN LOFT | 888 m | — | — | 9 | $1,742 |
| CLOVER BY THE PARK | 900 m | 201214 yrs old | 624 | 10 | $1,944 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-01 | 1 | $800K | $800K | $800K | $1,728 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| TREVISTA | Condo | 590 | 1 | $800K | $1,728 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $955K | $955K | $955K | $1,557 |
| 2025-10 | 1 | $1.83M | $1.83M | $1.83M | $2,840 |
| 2025-09 | 1 | $988.9K | $988.9K | $988.9K | $1,612 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LOFT 33 | Apt | 30 | 2 | $971.9K | $1,585 |
| THE ORIE | Condo | 777 | 1 | $1.83M | $2,840 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-03 | 1 | $1.8M | $1.8M | $1.8M | $1,967 |
| 2025-10 | 1 | $1.88M | $1.88M | $1.88M | $2,031 |
| 2025-09 | 1 | $1.78M | $1.78M | $1.78M | $1,992 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| TREVISTA | Condo | 590 | 3 | $1.82M | $1,997 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 3 | $2.71M | $2.44M | $3.08M | $2,402 |
| 2026-04 | 1 | $2.44M | $2.44M | $2.44M | $2,218 |
| 2026-03 | 1 | $3.11M | $3.11M | $3.11M | $2,750 |
| 2026-01 | 3 | $3M | $2.98M | $3.02M | $2,652 |
| 2025-12 | 1 | $2.4M | $2.4M | $2.4M | $2,103 |
| 2025-10 | 2 | $2.45M | $1.9M | $2.99M | $2,133 |
| 2025-09 | 1 | $2.46M | $2.46M | $2.46M | $2,177 |
| 2025-08 | 2 | $2.16M | $1.92M | $2.4M | $1,900 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE ORIE | Condo | 777 | 6 | $3.03M | $2,680 |
| TREVISTA | Condo | 590 | 6 | $2.46M | $2,191 |
| BISHAN LOFT | EC | — | 2 | $1.91M | $1,627 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $2.59M | $2.59M | $2.59M | $2,004 |
| 2026-05 | 1 | $2.45M | $2.45M | $2.45M | $1,751 |
| 2026-04 | 2 | $2.53M | $2.48M | $2.58M | $1,781 |
| 2026-02 | 1 | $2.4M | $2.4M | $2.4M | $1,741 |
| 2026-01 | 1 | $3.75M | $3.75M | $3.75M | $2,742 |
| 2025-12 | 7 | $3.35M | $2.43M | $3.74M | $2,512 |
| 2025-11 | 1 | $4.02M | $4.02M | $4.02M | $2,765 |
| 2025-10 | 9 | $3.69M | $3.41M | $4.03M | $2,728 |
| 2025-09 | 5 | $2.84M | $1.46M | $3.95M | $2,090 |
| 2025-08 | 3 | $3.6M | $3.56M | $3.63M | $2,635 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE ORIE | Condo | 777 | 21 | $3.7M | $2,716 |
| BISHAN LOFT | EC | — | 6 | $2.46M | $1,759 |
| CLOVER BY THE PARK | Condo | 624 | 3 | $2.7M | $2,087 |
| LOFT 33 | Apt | 30 | 1 | $1.46M | $1,200 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $3.5M | $3.5M | $3.5M | $2,021 |
| 2026-04 | 1 | $2.98M | $2.98M | $2.98M | $1,883 |
| 2026-03 | 2 | $3.12M | $2.68M | $3.55M | $1,854 |
| 2025-12 | 1 | $3.42M | $3.42M | $3.42M | $1,961 |
| 2025-11 | 2 | $3.33M | $3.25M | $3.4M | $2,004 |
| 2025-10 | 1 | $2.84M | $2.84M | $2.84M | $1,433 |
| 2025-09 | 1 | $3.27M | $3.27M | $3.27M | $1,886 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| CLOVER BY THE PARK | Condo | 624 | 5 | $3.21M | $1,895 |
| TREVISTA | Condo | 590 | 3 | $3.34M | $1,996 |
| BISHAN LOFT | EC | — | 1 | $2.84M | $1,433 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.92M | $2.92M | $2.92M | $1,343 |
| 2026-05 | 1 | $3.14M | $3.14M | $3.14M | $1,423 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| CLOVER BY THE PARK | Condo | 624 | 2 | $3.03M | $1,383 |
Market Interpretation
GEM RESIDENCES recorded 33 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 28.5% above the District 12 project median, indicating a premium relative to the wider district market.
Within 1 km, 7 nearby condominiums were identified; 5 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Developer
GEM HOMES PTE LTD
Property type
Condominium
District
District 12 - Balestier / Toa Payoh
Market segment
Rest of Central Region
Tenure
99 yrs lease commencing from 2015
TOP
2019
Total units
578
About GEM RESIDENCES
GEM RESIDENCES is a condominium in Singapore District 12, completed in 2019 with 99 yrs lease commencing from 2015. It recorded 33 transactions during the latest 12-month period in the database, with a median transacted price of $1.93M and a median of $2,056 psf. The most frequently transacted size range is 501–780 sqft, representing 27.3% of transactions with recorded floor area. BRADDELL MRT STATION is approximately 510 m away by straight-line distance. 3 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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