Gems Ville
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for Gems Ville.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
Gems Ville offers a freehold entry in D14 at an average PSF of $2,019, but the small 24-unit scale and limited amenities data introduce liquidity and rental risks. The project's success hinges on Geylang's rejuvenation and the buyer's willingness to accept a niche product in a transitional location.
- • Freehold tenure in District 14 provides long-term land value appreciation and avoids lease decay, a rarity in the RCR where most new launches are 99-year leasehold.
- • Entry price of $1,849 to $2,299 PSF is relatively affordable for a freehold RCR project, with average PSF at $2,019, below many comparable freehold developments in central locations.
- • Small unit count of 24 reduces competition during resale, potentially allowing for price premium if the project is well-maintained and Geylang rejuvenation takes hold.
- • Estimated TOP in 2025 means buyers can immediately rent out units, with potential rental demand from nearby Paya Lebar commercial hub and future transformations.
- • Only 13 caveats recorded out of 24 units (62% sold) since launch suggests slow sales momentum, which may indicate pricing resistance or lack of buyer interest, potentially leading to developer discounts that could hurt early buyers.
- • Limited on-site facilities due to small land area and 24 units, resulting in higher per-unit maintenance fees and fewer amenities compared to larger condos, impacting lifestyle appeal and rental attractiveness.
- • District 14 (Geylang) has a mixed reputation with older shophouses, industrial areas, and red-light activity in some pockets, which may deter some families and affect resale value until broader rejuvenation completes.
- • Transit and school data are pending, but Geylang is not known for top-tier primary schools within 1km, which could limit demand from families with young children.
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Quick Take
- Gems Ville trades at $2,019psf, 20% above the D14 average of $1,686psf.
- 🎓 Geylang Methodist School (Secondary) is within 749m (9 min walk).
- Best suited to yield-focused investors drawn to a lower entry quantum and strong rental-tenant pool; long-term legacy holders who value a lease that won't decay; buyers wanting exclusivity in a tightly-held development.
⚡ High Exclusivity
Only 9 of 24 units remaining — a tightly-held, sub-50-unit development.
Based on the latest developer sales balance update.
Gems Ville Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| 1 BedroomMost traded | 517 sqft | 6 | $2,113 | $1,091,667 |
| 2 Bedroom | 796 sqft | 2 | $1,884 | $1,500,560 |
| 3 Bedroom | 1130 sqft | 2 | $1,939 | $2,191,150 |
| 3 Bedroom | 1216 sqft | 3 | $1,977 | $2,404,667 |
📈 High Rental Demand Mix
62% of transacted units are Studio/1-Bedroom/2-Bedroom — a mix skewed toward smaller, rental-friendly quantums. Entry from ~$1,091,667.
- 1 Bedroom46%
- 3 Bedroom38%
- 2 Bedroom15%
Based on transacted URA caveats for this project.
🎓 Primary 1 School Catchment near Gems Ville (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
-
Geylang Methodist School (Primary) Highest Balloting Priority847m · 11 min
-
Kong Hwa School1206m · 15 min
-
Canossa Catholic Primary School1590m · 20 min
-
Bendemeer Primary School1708m · 21 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Geylang Methodist School (Secondary) Secondary (S1-S5) 749m · 9 min
- Broadrick Secondary School Secondary (S1-S5) 1224m · 15 min
- Dunman High School Mixed Level (S1-Jc2) 1570m · 20 min
- Chung Cheng High School (Main) Secondary (S1-S4) 1787m · 22 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
Gems Ville Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- EW9 Aljunied 688m · 9 min
- EW10 Kallang 725m · 9 min
- CC7 Mountbatten 972m · 12 min
- DT24 Geylang Bahru 1137m · 14 min
- CC6 Stadium 1172m · 15 min
- CC8 Dakota 1385m · 17 min
Nearby Malls
- City Plaza1763m
- Paya Lebar Square1772m
- Paya Lebar Quarter1820m
- Tanjong Katong Complex1887m
- Kinex1901m
- City Square Mall2351m
Supermarkets
- Hao Mart89m
- Sheng Siong Supermarket111m
- Prb Trading116m
- B&S Minimart224m
- -467m
- Fairprice582m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
Gems Ville Master Plan & Location Map
Gems Ville and MRT stations within walking distance.
Gems Ville Site Plan & Resident Facilities
Legend from the developer's site plan.
- Garden
- Garden (Non-accessible)
- Yoga Deck
- Recreational Swimming Pool
- Pool's Lounge
- Outdoor Shower
- Gym Room
- BBQ
- Alfresco Dining
Gems Ville Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Gems Ville URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
Avg PSF by Floor Level
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Jun-26 | 01-05 | 1216 | 113 | $2,388,000 | $1,963 | $21,133 | Strata | Resale |
| May-26 | 06-10 | 1216 | 113 | $2,428,000 | $1,996 | $21,487 | Strata | Resale |
| Sep-25 | 06-10 | 517 | 48 | $1,158,000 | $2,241 | $24,125 | Strata | Resale |
| Sep-25 | 06-10 | 517 | 48 | $1,188,000 | $2,299 | $24,750 | Strata | Resale |
| Aug-25 | 06-10 | 1130 | 105 | $2,094,300 | $1,853 | $19,946 | Strata | Resale |
| Jul-25 | 01-05 | 1216 | 113 | $2,398,000 | $1,972 | $21,221 | Strata | Resale |
| Oct-24 | 01-05 | 796 | 74 | $1,528,000 | $1,918 | $20,649 | Strata | New Sale |
| Sep-24 | 06-10 | 1130 | 105 | $2,288,000 | $2,024 | $21,790 | Strata | New Sale |
| Aug-24 | 01-05 | 517 | 48 | $1,150,000 | $2,226 | $23,958 | Strata | New Sale |
| Jul-24 | 01-05 | 796 | 74 | $1,473,120 | $1,849 | $19,907 | Strata | New Sale |
| Apr-24 | 01-05 | 517 | 48 | $1,048,000 | $2,028 | $21,833 | Strata | New Sale |
| Apr-24 | 01-05 | 517 | 48 | $1,018,000 | $1,970 | $21,208 | Strata | New Sale |
| Nov-23 | 01-05 | 517 | 48 | $988,000 | $1,912 | $20,583 | Strata | New Sale |
Direct showflat preview registration, latest developer balance units, floorplans & VIP pricing discounts.
Frequently Asked Questions about Gems Ville
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of Gems Ville?
Units at Gems Ville have indicative prices starting from From $988,000, with transacted URA caveats averaging $2,019 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to Gems Ville?
The nearest MRT station to Gems Ville is Aljunied MRT (EW9), located approximately 688m (9 min walk) from the development.
What is the tenure and estimated TOP date for Gems Ville?
Gems Ville is a Freehold Apartment development with an estimated Temporary Occupation Permit (TOP) date of 2025.
Who is the developer of Gems Ville?
Gems Ville is developed by East Asia Geylang Development Pte. Ltd.
Which primary schools are within 1km of Gems Ville?
Under Singapore MOE Primary 1 registration (Phase 2C priority), primary schools situated within the 1km radius include: Geylang Methodist School (Primary).
Where can I get the official floor plans and e-brochure for Gems Ville?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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