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.
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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.
Historical trend indicator
D14: Average S$2,122 PSF | Up 3.73% over the last quarter ⬆️
Median PSF
S$2,037
Price Range
— — —
Transaction Count
68
Recent transacted prices
GEMS VILLE
06/06/2026 • Floor range n/a • Size unavailable
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S$2,181 PSF
GEMS VILLE
06/06/2026 • Floor range n/a • Size unavailable
—
S$1,996 PSF
GEMS VILLE
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,181 PSF
GEMS VILLE
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,181 PSF
GEMS VILLE
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,181 PSF
Property type breakdown
Condo
68
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 presents a resilient investment case within District 14, underpinned by a balanced supply pipeline and a robust historical five-year average annual growth of 4.2%. Projecting a best-case five-year appreciation of 31.8%, the asset remains well-positioned to benefit from stable upgrader demand and the favorable liquidity conditions forecast for 2026.
Current Underwriting
$1,598,000
District-weighted fair value anchor used for the model.
Projected by 2029
+12.7%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+22.1%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+14.1%
Base growth eases to 2.7% annually if supply and absorption soften.
Base case · 2031
+22.1%
Core Alpha Formula projection at 4.1% annualized growth.
Best case · 2031
+31.8%
Upside case expands to 5.7% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At Gems Ville, the 1.52% value gap suggests Fair Market Entry with measured Capital Growth Potential as Mean Reversion works gradually rather than abruptly. The current PSF sits close to benchmark fair value, which supports long-term stability without forcing an aggressive premium.
Listing PSF
$2,005
Project Mean PSF
$2,036
District Mean PSF
$2,060
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
Keep this on the shortlist if the layout and district fit are strong, but compare it against one or two nearby substitutes before moving to offer stage.
Shortlist fit
+1.5%
Value gap
The entry sits near fair value, which makes this a quality shortlist candidate when the district and hold horizon matter more than chasing a deep discount.
Carry profile
3.1%
Rental yield
Current rental carry screens at 3.1%, while the base-case 2031 outlook still projects +22.1% 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! Call Now To Enquire.
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
$1,598,000
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: $49,500
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $4,954
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $70,869
Agent Comm: $35,435
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $37,958
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $45,083
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 165.3% with SGD 976,508 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 22,915. 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
$5,053
Annual Net Cash Flow
-$22,915
BSD
$49,500
Cash Outlay
$452,000
ABSD
$0
AI Virtual Staging (Beta)
Coming Soon
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Project Details
Bedroom Types
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Amenities & Nearby Insights
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Floor Plans
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Gallery
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FAQs
