GEM RESIDENCES
UrbanLens Analysis
GEM RESIDENCES commands $1,945 PSF -- 25% above what District 12 typically fetches ($1,562 PSF). Braddell MRT is 514m away (6-min walk), functional but not a headline selling point. Against THE ORIE at $2,723 PSF, the 29% discount is worth examining closely.
Prices are up 8.4% over two years, reflecting genuine buyer interest without bubble-level exuberance. 60 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE ARCADY AT BOON KENG has gained 1.6% over the same period.
With ~88 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Gross yield of 3.6% tracks the RCR average of 3.5%. At $5,863/month median rent, income is market-rate -- neither a standout nor a weakness.
At 578 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| THE ORIE | $2,723 | — | 0.0% |
| EIGHT RIVERSUITES | $1,858 | 4.2% | +12.9% |
| TREVISTA | $1,902 | 2.7% | +16.8% |
| THE ARCADY AT BOON KENG | $2,617 | — | +1.6% |
| OLEANDER TOWERS | $1,563 | 3.3% | +16.3% |
PSF Trend
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