Gem Residences
186 filed transactions · District 12 · RCR
S$1,432k median price
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $1,431,944Loan, downpayment, the cash CPF cannot cover, and both stamp duties
- Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
- What a higher floor is worth hereMeasured within this building, not across the country
- What is within reach of itSchools, stations and shops, at straight-line distance
- Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding
Median price by month24 months with a sale
The transactions behind those figures20 of 186
Nothing modelled — these are the filed sales.
What the floor is worth
Floors 16+ against floors 1–5, Gem Residences only. Median S$1,884 psf up top from 118 sales, S$1,842 psf low down from 21.
Middle of 8 projects in District 12 that clear the bar — half fall between +11.7% and +19.1%. None came out negative in this set.
Every band in District 12, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.
| Storeys | Median psf | Filed sales |
|---|---|---|
| 01-05 | S$1,900 | 174 |
| 06-10 | S$1,961 | 218 |
| 11-15 | S$1,918 | 236 |
| 16-20 | S$1,953 | 230 |
| 21-25 | S$1,995 | 224 |
| 26-30 | S$2,198 | 186 |
| 31-35 | S$2,741 | 145 |
| 36-40 | S$2,838 | 118 |
URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.
What's around
Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.
- First Toa Payoh Primary School491m
- Kheng Cheng School505m
- Pei Chun Public School532m
6 more between 1km and 2km
- Kuo Chuan Presbyterian Primary School1.2km
- Marymount Convent School1.3km
- CHIJ Primary (Toa Payoh)1.3km
- St. Gabriel'S Primary School1.7km
- St Andrew'S School (Junior)1.8km
- Catholic High School1.8km
- Braddell446m
- Toa Payoh828m
- Caldecott1.2km
- Hawker centreToa Payoh Lorong 4 Blk 93213m
- ParkToa Payoh Town PK1.0km
- Other schoolsBeatty Secondary School297m
Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
What has sold nearby300m
From 20 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| The Orie | 136m | 2026-08 | 31-35 | 105 sqm | $2,713 |
| The Orie | 136m | 2026-06 | 36-40 | 105 sqm | $2,725 |
| The Orie | 136m | 2026-03 | 36-40 | 105 sqm | $2,750 |
| The Orie | 136m | 2026-01 | 21-25 | 105 sqm | $2,633 |
| The Orie | 136m | 2026-01 | 26-30 | 105 sqm | $2,654 |
| The Orie | 136m | 2026-01 | 36-40 | 127 sqm | $2,742 |
| The Orie | 136m | 2026-01 | 26-30 | 105 sqm | $2,669 |
| The Orie | 136m | 2025-12 | 36-40 | 113 sqm | $2,829 |
| The Orie | 136m | 2025-12 | 31-35 | 127 sqm | $2,691 |
| The Orie | 136m | 2025-12 | 36-40 | 127 sqm | $2,727 |
| The Orie | 136m | 2025-12 | 36-40 | 127 sqm | $2,712 |
| The Orie | 136m | 2025-12 | 36-40 | 127 sqm | $2,734 |
The 12 most recent are listed, out of 20 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.
The afternoon sun, and what is approved in it247°–293°
Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.
Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.
Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.
Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.
The land under Gem Residences
HDB put this parcel out to tender and names Gem Residences as what was built on it. Everything below is from that tender: the dates, the winning price, and the 14 bids that came in.
- Tender launched29 Apr 2015
- Tender closed18 Jun 201514 bids received
- Awarded23 Jun 2015Evia Real Estate (7) Pte Ltd, Maxdin Pte Ltd and Gamuda Berhad
- Winning tenderS$345,860,000S$8,130 per sq m of gross floor area · S$755 per sq ft
- Parcel
- Toa Payoh S4 Lorong 6 Toa Payoh / Lorong 4 Toa Payoh
- Site area
- 12,155 sq m
- Lease
- 99 yrs
- Plot ratio
- 3.5
- Gross floor area
- 42,541 sq m
- Sold as
- Condominium
Every bid — all 14, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Evia Real Estate (7) Pte Ltd, Maxdin Pte Ltd and Gamuda Berhad | S$345,860,000 | — |
| 2 | Sing Holdings Limited | S$342,100,000 | S$3,760,000 · 1.1% |
| 3 | UOL Venture Investments Pte. Ltd. and Singland Homes Pte. Ltd. | S$339,000,000 | S$6,860,000 · 2.0% |
| 4 | FCL Tampines Court Pte. Ltd., Sekisui House, Ltd. and KH Capital Pte. Ltd. | S$338,888,000 | S$6,972,000 · 2.0% |
| 5 | EL Development Pte Ltd | S$332,100,000 | S$13,760,000 · 4.0% |
| 6 | HY Realty Pte Ltd | S$325,880,000 | S$19,980,000 · 5.8% |
| 7 | Allgreen Properties Limited | S$321,980,000 | S$23,880,000 · 6.9% |
| 8 | Verwood Holdings Pte. Ltd., Intrepid Investments Pte. Ltd. and TID Residential Pte. Ltd. | S$321,000,000 | S$24,860,000 · 7.2% |
| 9 | KBD Ventures Pte. Ltd. | S$307,900,500 | S$37,959,500 · 11.0% |
| 10 | Hoi Hup Realty Pte Ltd, Sunway Developments Pte Ltd and Oriental Worldwide Investments Inc | S$276,500,000 | S$69,360,000 · 20.1% |
| 11 | MCL Land (Regency) Pte. Ltd. | S$276,300,000 | S$69,560,000 · 20.1% |
| 12 | Fica Nominees Pte Ltd | S$240,200,000 | S$105,660,000 · 30.5% |
| 13 | Sim Lian Land Pte Ltd | S$230,001,000 | S$115,859,000 · 33.5% |
| 14 | Best Desire Investments Limited | S$183,164,888 | S$162,695,112 · 47.0% |
What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.
Source: HDB — Sites Sold by HDB · tender awarded 23 Jun 2015 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Gem Residences”. This parcel, from tender to today · Every land sale
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.