District 12 · Toa Payoh · RCR
Gem Residences
Lorong 5 Toa Payoh · Condominium · 99 yrs lease commencing from 2015
Current PSF
$2,050
+28.8% vs district median
Gross yield
3.6%
median rent $3,600/mo
3-year gain
11.3%
Transactions · 5y
188
33 in last 12 months
Nearest MRT
Braddell Mrt Station · 502.777m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+183% premium
HDB median $725 psf
Area income
$8,500/mo median
residential zone
En-bloc potential24 / 100
11 years old · composite of plot use, age, tenure, value gap & size
Lease decay88 years left
worth 94.0%of freehold today (Bala’s Table) · loses ~4.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
First Toa Payoh Primary School 491m · Phase 2C 0.1× · Kheng Cheng School 505m · Phase 2C 1.1× balloted · Pei Chun Public School 539m · Phase 2C 2.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Beatty Secondary School · 296m
Food
Toa Payoh Lorong 4 Blk 93 · 213m - 6 hawker centres within 1km
Green
Toa Payoh Town Pk · 1.0km
Mall
Zhongshan Mall · 1.5km
Health
Toa Payoh Polyclinic (polyclinic) · 1.0km
Who lives in Toa Payoh
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
121,850
Median age
46 yrs
42% under 40 · getting older
Children 0–9
9,410
▼ 12% since 2015 · future P1 demand
Household size
2.8 avg
Homes
82% HDB
12% condo · 5% landed
Degree holders
32%
residents 15+
Commute
63% transit
18% drive
45 min+ to work
19%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,958 psf - 3% above units on floors 1–5 ($1,901 psf).
Price trend average PSF by year
2021
$1,669
2022
$1,745
+4.6%
2023
$1,843
+5.6%
2024
$1,929
+4.7%
2025
$1,980
+2.6%
2026
$2,051
+3.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $6.67 | 3.9% | 237 |
| 2BR | $3,600/mo | $5.54 | 3.2% | 342 |
| 3BR | $4,800/mo | $5.05 | 3.0% | 163 |
| 4BR | $5,400/mo | $4.32 | 2.5% | 9 |
| 5BR | $6,500/mo | $4.81 | 2.8% | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,460,000 | 678 | $2,153 | 26-30 |
| Jun 2026 | $2,040,000 | 936 | $2,178 | 21-25 |
| Jun 2026 | $1,540,000 | 775 | $1,987 | 31-35 |
| May 2026 | $908,000 | 452 | $2,008 | 36-40 |
| May 2026 | $880,000 | 452 | $1,947 | 21-25 |
| Apr 2026 | $2,388,000 | 1,055 | $2,264 | 31-35 |
| Apr 2026 | $2,120,000 | 947 | $2,238 | 26-30 |
| Apr 2026 | $1,990,000 | 936 | $2,125 | 06-10 |
| Apr 2026 | $1,965,000 | 947 | $2,074 | 16-20 |
| Apr 2026 | $903,000 | 484 | $1,864 | 21-25 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Gem Residences actually sell for - this project trades at 3.0× the nearest block’s PSF.