Editorial Signature Detail
GEMS VILLE
Signature Alpha Editorial
GEMS VILLE
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
2
Baths
2
SQFT
797
Floor Level
—
URA-backed research dashboard
D14 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
Gems Ville in District 14 demonstrates robust investment potential with a projected best-case five-year appreciation of 33.5% supported by stable upgrader demand. The balanced district-level supply pipeline and record-low financing conditions expected in 2026 further reinforce a solid historical growth trajectory of 4.2% annually.
Current Underwriting
$1,648,000
District-weighted fair value anchor used for the model.
Projected by 2029
+13.6%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+23.6%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+15.6%
Base growth eases to 2.9% annually if supply and absorption soften.
Base case · 2031
+23.6%
Core Alpha Formula projection at 4.3% annualized growth.
Best case · 2031
+33.5%
Upside case expands to 5.9% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At GEMS VILLE, the 2.72% premium can be justified by Freehold Tenure, which may still preserve Capital Growth Potential above the recent mean. Mean Reversion risk is lower when the market is paying for durable Singapore attributes that continue to command pricing power.
Listing PSF
$2,068
Project Mean PSF
$2,013
District Mean PSF
$2,014
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Balanced district-level supply pipeline
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Stable upgrader demand with selective 2026 liquidity support
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Singapore District: demand is being supported by stable upgrader demand with selective 2026 liquidity support, with measured new supply pressure in the current cycle.
Recommended next move
Treat this as a conviction shortlist pick only after a viewing confirms the premium is justified by stack, finish, or scarcity.
Shortlist fit
-2.7%
Value gap
This listing carries a premium to the current benchmark, so it belongs on the shortlist only if the scarcity story and execution quality are strong enough to defend that premium.
Carry profile
3.1%
Rental yield
Current rental carry screens at 3.1%, while the base-case 2031 outlook still projects +23.6% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
As the name suggests, Gems Ville is a piece of rare freehold jewel situated on Singapore’s traditional heritage site, within Geylang vicinity. Proudly developed by East Asia Development, this boutique project has a total of 24 exclusive residential units. The exterior and interior of every prized unit exudes the essence of contemporary living in the unique vibrant charms of Geylang, Aljunied and Kallang. It is conveniently located amidst a plethora of amenities and easy connectivity to the other key nodes in Singapore. The strongest attribute of Gems Ville is its close proximity to the Aljunied and Kallang MRT. Its strategic location also means that it is just minutes’ drive away to Paya Lebar Square, Paya Lebar Quarter (PLQ), Kallang Wave Mall and the famous Geylang eateries and Old Airport Road Food Centre. Furthermore, Gems Ville is also located near prestigious schools such as Geylang Methodist Primary School (within 1km), Kong Hwa School and Canossa Convent Primary School. With so much convenience to offer, this development is definitely one of the investors’ top choices for the attractive rental yield. This development is now open exclusively to discerning owners who are looking for deluxe lifestyle in a charming location! As the name suggests, Gems Ville is a piece of rare freehold jewel situated on Singapore’s traditional heritage site, within Geylang vicinity. Proudly developed by East Asia Development, this boutique project has a total of 24 exclusive residential units. The exterior and interior of every prized unit exudes the essence of contemporary living in the unique vibrant charms of Geylang, Aljunied and Kallang. It is conveniently located amidst a plethora of amenities and easy connectivity to the other key nodes in Singapore. The strongest attribute of Gems Ville is its close proximity to the Aljunied and Kallang MRT. Its strategic location also means that it is just minutes’ drive away to Paya Lebar Square, Paya Lebar Quarter (PLQ), Kallang Wave Mall and the famous Geylang eateries and Old Airport Road Food Centre. Furthermore, Gems Ville is also located near prestigious schools such as Geylang Methodist Primary School (within 1km), Kong Hwa School and Canossa Convent Primary School. With so much convenience to offer, this development is definitely one of the investors’ top choices for the attractive rental yield. This development is now open exclusively to discerning owners who are looking for deluxe lifestyle in a charming location!
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
GEMS VILLE
D14 · Condo
$1,648,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $52,000
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $5,109
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $73,087
Agent Comm: $36,543
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $39,146
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $46,493
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 165.4% with SGD 1,007,141 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 23,482. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$5,211
Annual Net Cash Flow
-$23,482
BSD
$52,000
Cash Outlay
$467,000
ABSD
$0
Virtual Staging
Signature Virtual Staging
Drag the gold divider to compare the original view with the staged version.
Project Details
Bedroom Types
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
10 live nearby anchors are still surfaced here across transport, schools, and shopping so the editorial redesign keeps the practical decision-making layer fully intact.
MRT
Aljunied MRT
690 m
Kallang MRT
730 m
Mountbatten MRT
920 m
Schools
Geylang Methodist School (primary) 4 Geylang East Central
850 m
Kong Hwa School 350 Guillemard Road
1140 m
Canossa Catholic Primary School 1 Sallim Road
1570 m
Geylang Methodist School (secondary) 2 Geylang East Central
750 m
Shopping
Hao Mart Central
100 m
Hao Mart Central
400 m
Hao Mart Central
650 m
Floor Plans
Tower View
Gallery
FAQs
