apartment · 389901
Gems Ville
Project page · Freehold
Indicative value range
S$1,043,154 – S$1,348,172
Indicative mid S$1,220,507 · S$1,532 psf
Based on 82 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | # 1 Suites · 422 m | 06-10 | 614 sqft | S$750,000 | S$1,222 psf | ×1.000 | S$1,222 psf |
| Sept 2026 | Guillemard Edge · 917 m | 01-05 | 560 sqft | S$920,000 | S$1,644 psf | ×1.000 | S$1,644 psf |
| Jul 2026 | Canne Lodge · 515 m | 01-05 | 818 sqft | S$1,250,000 | S$1,528 psf | ×1.000 | S$1,528 psf |
| Jul 2026 | Rezi 24 · 666 m | 01-05 | 657 sqft | S$1,110,000 | S$1,691 psf | ×1.000 | S$1,691 psf |
| Jul 2026 | Mori · 609 m | 01-05 | 710 sqft | S$1,338,000 | S$1,883 psf | ×1.000 | S$1,883 psf |
| Jul 2026 | Arena Residences · 487 m | 01-05 | 893 sqft | S$1,750,000 | S$1,959 psf | ×1.000 | S$1,959 psf |
| Jun 2026 | Central Imperial · 199 m | 01-05 | 743 sqft | S$988,000 | S$1,330 psf | ×1.000 | S$1,330 psf |
| Jun 2026 | Cosmo · 526 m | 06-10 | 667 sqft | S$1,250,000 | S$1,873 psf | ×1.000 | S$1,873 psf |
| Jun 2026 | Studio8 · 566 m | 06-10 | 872 sqft | S$1,250,000 | S$1,434 psf | ×1.000 | S$1,434 psf |
| May 2026 | Le Regal · 295 m | 01-05 | 990 sqft | S$1,028,000 | S$1,038 psf | ×1.000 | S$1,038 psf |
| May 2026 | Mori · 609 m | 06-10 | 710 sqft | S$1,298,000 | S$1,827 psf | ×1.000 | S$1,827 psf |
| May 2026 | Guillemard Edge · 917 m | 06-10 | 861 sqft | S$950,000 | S$1,103 psf | ×1.000 | S$1,103 psf |
| May 2026 | Noma · 878 m | 01-05 | 667 sqft | S$1,130,000 | S$1,693 psf | ×1.000 | S$1,693 psf |
| Apr 2026 | Grandview Suites · 523 m | 01-05 | 635 sqft | S$920,000 | S$1,449 psf | ×1.000 | S$1,449 psf |
| Apr 2026 | Rezi 26 · 816 m | 06-10 | 764 sqft | S$1,200,000 | S$1,570 psf | ×1.000 | S$1,570 psf |
| Apr 2026 | # 1 Suites · 422 m | 06-10 | 581 sqft | S$745,000 | S$1,282 psf | ×1.000 | S$1,282 psf |
| Mar 2026 | Rezi 24 · 666 m | 01-05 | 753 sqft | S$1,200,000 | S$1,593 psf | ×0.988 | S$1,574 psf |
| Mar 2026 | Arena Residences · 487 m | 01-05 | 883 sqft | S$1,720,000 | S$1,949 psf | ×0.988 | S$1,926 psf |
| Feb 2026 | Balmy Court · 810 m | 01-05 | 775 sqft | S$1,000,000 | S$1,290 psf | ×0.988 | S$1,275 psf |
| Feb 2026 | Atrium Residences · 909 m | 01-05 | 1,001 sqft | S$1,570,000 | S$1,568 psf | ×0.988 | S$1,550 psf |
| Feb 2026 | Aston Lodge · 326 m | 06-10 | 807 sqft | S$1,000,000 | S$1,239 psf | ×0.988 | S$1,224 psf |
| Feb 2026 | # 1 Suites · 422 m | 06-10 | 560 sqft | S$755,000 | S$1,349 psf | ×0.988 | S$1,333 psf |
| Feb 2026 | The Centren · 654 m | 01-05 | 1,023 sqft | S$1,480,000 | S$1,447 psf | ×0.988 | S$1,430 psf |
| Jan 2026 | Guillemard Suites · 596 m | 01-05 | 710 sqft | S$945,000 | S$1,330 psf | ×0.988 | S$1,315 psf |
| Jan 2026 | Guillemard Suites · 596 m | 01-05 | 635 sqft | S$800,888 | S$1,261 psf | ×0.988 | S$1,246 psf |
| Jan 2026 | Rezi 24 · 666 m | 06-10 | 646 sqft | S$1,122,000 | S$1,737 psf | ×0.988 | S$1,717 psf |
| Jan 2026 | Arena Residences · 487 m | 01-05 | 603 sqft | S$1,280,000 | S$2,124 psf | ×0.988 | S$2,098 psf |
| Dec 2025 | # 1 Loft · 641 m | 06-10 | 936 sqft | S$1,300,000 | S$1,388 psf | ×0.996 | S$1,383 psf |
| Dec 2025 | Wing Fong Mansions · 305 m | 01-05 | 947 sqft | S$1,118,000 | S$1,180 psf | ×0.996 | S$1,176 psf |
| Dec 2025 | # 1 Suites · 422 m | 06-10 | 560 sqft | S$730,000 | S$1,304 psf | ×0.996 | S$1,299 psf |
| Dec 2025 | The Centren · 654 m | 01-05 | 743 sqft | S$1,300,000 | S$1,750 psf | ×0.996 | S$1,743 psf |
| Nov 2025 | Rezi 26 · 816 m | 01-05 | 764 sqft | S$1,182,000 | S$1,547 psf | ×0.996 | S$1,541 psf |
| Nov 2025 | Rezi 26 · 816 m | 01-05 | 667 sqft | S$1,100,000 | S$1,648 psf | ×0.996 | S$1,642 psf |
| Nov 2025 | Centra Residence · 203 m | 06-10 | 958 sqft | S$1,180,000 | S$1,232 psf | ×0.996 | S$1,227 psf |
| Oct 2025 | Rezi 24 · 666 m | 01-05 | 657 sqft | S$1,098,000 | S$1,672 psf | ×0.996 | S$1,666 psf |
| Oct 2025 | Arena Residences · 487 m | 11-15 | 893 sqft | S$1,870,000 | S$2,093 psf | ×0.996 | S$2,085 psf |
| Sept 2025 | # 1 Loft · 641 m | 06-10 | 560 sqft | S$730,000 | S$1,304 psf | ×1.003 | S$1,308 psf |
| Sept 2025 | Rezi 24 · 666 m | 01-05 | 753 sqft | S$1,320,000 | S$1,752 psf | ×1.003 | S$1,757 psf |
| Sept 2025 | Le Regal · 295 m | 01-05 | 689 sqft | S$770,000 | S$1,118 psf | ×1.003 | S$1,121 psf |
| Sept 2025 | Cosmo · 526 m | 06-10 | 710 sqft | S$1,300,000 | S$1,830 psf | ×1.003 | S$1,836 psf |
| Sept 2025 | La Brisa · 855 m | 01-05 | 958 sqft | S$1,382,000 | S$1,443 psf | ×1.003 | S$1,447 psf |
| Sept 2025 | Atrium Residences · 909 m | 01-05 | 1,001 sqft | S$1,540,000 | S$1,538 psf | ×1.003 | S$1,543 psf |
| Sept 2025 | # 1 Suites · 422 m | 01-05 | 560 sqft | S$750,000 | S$1,340 psf | ×1.003 | S$1,344 psf |
| Aug 2025 | Rezi 24 · 666 m | 01-05 | 753 sqft | S$1,280,000 | S$1,699 psf | ×1.003 | S$1,704 psf |
| Aug 2025 | Rezi 24 · 666 m | 01-05 | 700 sqft | S$1,168,888 | S$1,671 psf | ×1.003 | S$1,676 psf |
| Aug 2025 | Atrium Residences · 909 m | 06-10 | 1,023 sqft | S$1,630,000 | S$1,594 psf | ×1.003 | S$1,599 psf |
| Aug 2025 | Casa Aerata · 812 m | 06-10 | 603 sqft | S$940,000 | S$1,559 psf | ×1.003 | S$1,564 psf |
| Jul 2025 | Guillemard Suites · 596 m | 01-05 | 775 sqft | S$1,080,000 | S$1,394 psf | ×1.003 | S$1,398 psf |
| Jul 2025 | Arena Residences · 487 m | 06-10 | 807 sqft | S$1,675,000 | S$2,075 psf | ×1.003 | S$2,081 psf |
| Jul 2025 | Suites 28 · 910 m | 06-10 | 1,033 sqft | S$855,000 | S$827 psf | ×1.003 | S$830 psf |
| Jul 2025 | Aston Lodge · 326 m | 06-10 | 980 sqft | S$1,100,000 | S$1,123 psf | ×1.003 | S$1,126 psf |
| Jul 2025 | # 1 Suites · 422 m | 06-10 | 560 sqft | S$700,000 | S$1,251 psf | ×1.003 | S$1,255 psf |
| Jun 2025 | # 1 Loft · 641 m | 06-10 | 560 sqft | S$750,000 | S$1,340 psf | ×1.006 | S$1,348 psf |
| Jun 2025 | Wang Lodge · 266 m | 06-10 | 1,012 sqft | S$1,250,000 | S$1,235 psf | ×1.006 | S$1,243 psf |
| Jun 2025 | Guillemard Edge · 917 m | 01-05 | 560 sqft | S$950,000 | S$1,697 psf | ×1.006 | S$1,708 psf |
| Jun 2025 | 33 Residences · 982 m | 01-05 | 678 sqft | S$1,238,000 | S$1,826 psf | ×1.006 | S$1,837 psf |
| Jun 2025 | Cosy 23 · 972 m | 06-10 | 1,023 sqft | S$1,180,000 | S$1,154 psf | ×1.006 | S$1,161 psf |
| Jun 2025 | Noma · 878 m | 01-05 | 603 sqft | S$1,050,000 | S$1,742 psf | ×1.006 | S$1,753 psf |
| May 2025 | Rezi 26 · 816 m | 01-05 | 764 sqft | S$1,200,000 | S$1,570 psf | ×1.006 | S$1,580 psf |
| May 2025 | Le Regal · 295 m | 01-05 | 689 sqft | S$760,000 | S$1,103 psf | ×1.006 | S$1,110 psf |
| May 2025 | La Brisa · 855 m | 01-05 | 560 sqft | S$888,000 | S$1,587 psf | ×1.006 | S$1,596 psf |
| May 2025 | Guillemard Edge · 917 m | 06-10 | 775 sqft | S$1,050,000 | S$1,355 psf | ×1.006 | S$1,363 psf |
| May 2025 | # 1 Suites · 422 m | 01-05 | 560 sqft | S$719,888 | S$1,286 psf | ×1.006 | S$1,294 psf |
| Apr 2025 | # 1 Loft · 641 m | 01-05 | 560 sqft | S$732,888 | S$1,309 psf | ×1.006 | S$1,318 psf |
| Apr 2025 | 33 Residences · 982 m | 01-05 | 700 sqft | S$1,070,000 | S$1,529 psf | ×1.006 | S$1,539 psf |
| Mar 2025 | Guillemard Suites · 596 m | 01-05 | 764 sqft | S$1,180,000 | S$1,544 psf | ×0.995 | S$1,537 psf |
| Mar 2025 | Pavilion Square · 225 m | 01-05 | 657 sqft | S$970,000 | S$1,477 psf | ×0.995 | S$1,470 psf |
| Mar 2025 | Cassia Edge · 911 m | 01-05 | 721 sqft | S$1,100,000 | S$1,525 psf | ×0.995 | S$1,518 psf |
| Mar 2025 | Atrium Residences · 909 m | 06-10 | 969 sqft | S$1,560,000 | S$1,610 psf | ×0.995 | S$1,603 psf |
| Mar 2025 | 33 Residences · 982 m | 06-10 | 700 sqft | S$1,088,800 | S$1,556 psf | ×0.995 | S$1,549 psf |
| Feb 2025 | # 1 Loft · 641 m | 06-10 | 560 sqft | S$738,888 | S$1,320 psf | ×0.995 | S$1,314 psf |
| Feb 2025 | Guillemard Suites · 596 m | 01-05 | 560 sqft | S$868,000 | S$1,551 psf | ×0.995 | S$1,543 psf |
| Feb 2025 | La Brisa · 855 m | 06-10 | 657 sqft | S$920,000 | S$1,401 psf | ×0.995 | S$1,394 psf |
| Feb 2025 | Guillemard Edge · 917 m | 01-05 | 603 sqft | S$1,100,000 | S$1,825 psf | ×0.995 | S$1,816 psf |
| Dec 2024 | # 1 Loft · 641 m | 06-10 | 560 sqft | S$735,000 | S$1,313 psf | ×1.012 | S$1,329 psf |
| Dec 2024 | Zyanya · 621 m | 06-10 | 893 sqft | S$1,894,000 | S$2,120 psf | ×1.012 | S$2,146 psf |
| Dec 2024 | Rezi 24 · 666 m | 06-10 | 603 sqft | S$1,062,000 | S$1,762 psf | ×1.012 | S$1,783 psf |
| Nov 2024 | Pavilion Square · 225 m | 06-10 | 732 sqft | S$1,010,000 | S$1,380 psf | ×1.012 | S$1,397 psf |
| Nov 2024 | Central Imperial · 199 m | 06-10 | 581 sqft | S$980,000 | S$1,686 psf | ×1.012 | S$1,706 psf |
| Nov 2024 | 28 Imperial Residences · 773 m | 01-05 | 592 sqft | S$940,000 | S$1,588 psf | ×1.012 | S$1,607 psf |
| Nov 2024 | # 1 Suites · 422 m | 01-05 | 560 sqft | S$720,000 | S$1,286 psf | ×1.012 | S$1,302 psf |
| Nov 2024 | Wing Fong Court · 182 m | 01-05 | 958 sqft | S$970,000 | S$1,013 psf | ×1.012 | S$1,025 psf |
How accurate is this estimate for Gems Ville?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
4.41% gross yield
S$53,861 of rent a year against the estimate above · 1.26 points above flats like it
No lease here was signed at this size, so the rent comes from what the 4 leases at this project fetch per square foot, which is about S$4,488 a month at this size.
In the rest of the central region, freehold flats yield 3.15%, from 864 projects. Too few share this home's remaining lease to measure that separately.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q2 2026 | 500-600 sqft | 1 | Non-landed Properties | S$3,200 |
| Q2 2026 | 500-600 sqft | 1 | Non-landed Properties | S$3,200 |
| Q2 2026 | 500-600 sqft | 1 | Non-landed Properties | S$3,000 |
| Q1 2026 | 500-600 sqft | 1 | Non-landed Properties | S$3,000 |
| Q3 2025 | 500-600 sqft | — | Non-landed Properties | S$3,200 |
4 URA rental contracts at Gems Ville since 2025Q4, a median of S$5.63 psf a month on 74 sqm.
Buying or selling at S$1,220,507?
Buying: Stamp duty on S$1,220,507 · Cash and CPF needed on S$1,220,507 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,220,507.
Each opens with this figure filled in; change anything there.
Primary schools near 8 Lorong 13 Geylang
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Geylang Methodist School (Primary) · 614 m · no 2025 Phase 2C ballot
1 to 2 km
- Kong Hwa School · 1,024 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Canossa Catholic Primary School · 1,508 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,643 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Gems Ville · 01-05 · Apartment | 1,216 sqft | S$2,388,000 | S$1,963 psf |
| May 2026 | Gems Ville · 06-10 · Apartment | 1,216 sqft | S$2,428,000 | S$1,996 psf |
| Sept 2025 | Gems Ville · 06-10 · Apartment | 517 sqft | S$1,188,000 | S$2,299 psf |
| Sept 2025 | Gems Ville · 06-10 · Apartment | 517 sqft | S$1,158,000 | S$2,241 psf |
| Aug 2025 | Gems Ville · 06-10 · Apartment | 1,130 sqft | S$2,094,300 | S$1,853 psf |
| Jul 2025 | Gems Ville · 01-05 · Apartment | 1,216 sqft | S$2,398,000 | S$1,972 psf |
| Oct 2024 | Gems Ville · 01-05 · Apartmentnew sale | 797 sqft | S$1,528,000 | S$1,918 psf |
| Sept 2024 | Gems Ville · 06-10 · Apartmentnew sale | 1,130 sqft | S$2,288,000 | S$2,024 psf |
| Aug 2024 | Gems Ville · 01-05 · Apartmentnew sale | 517 sqft | S$1,150,000 | S$2,226 psf |
| Jul 2024 | Gems Ville · 01-05 · Apartmentnew sale | 797 sqft | S$1,473,120 | S$1,849 psf |
| Apr 2024 | Gems Ville · 01-05 · Apartmentnew sale | 517 sqft | S$1,018,000 | S$1,970 psf |
| Apr 2024 | Gems Ville · 01-05 · Apartmentnew sale | 517 sqft | S$1,048,000 | S$2,028 psf |
| Nov 2023 | Gems Ville · 01-05 · Apartmentnew sale | 517 sqft | S$988,000 | S$1,912 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | Gems Ville · 500-600 sqft · 1 bed · Non-landed Properties | S$3,200 | S$5.82 psf |
| Q2 2026 | Gems Ville · 500-600 sqft · 1 bed · Non-landed Properties | S$3,200 | S$5.82 psf |
| Q2 2026 | Gems Ville · 500-600 sqft · 1 bed · Non-landed Properties | S$3,000 | S$5.45 psf |
| Q1 2026 | Gems Ville · 500-600 sqft · 1 bed · Non-landed Properties | S$3,000 | S$5.45 psf |
| Q3 2025 | Gems Ville · 500-600 sqft · Non-landed Properties | S$3,200 | S$5.82 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.