GEM Residences


Singapore’s Toa Payoh district is to see the emergence of a new fashionable residency – The GEM Residences – due to complete by mid-2020. This property has created quite a stir in the real estate industry given the numerous junctures at which its execution has been faced with trials.

GEM Residences Condo Toa Payoh

In the very first place, the sanction for its construction took 7 years of waiting when the Housing Development Board finally relented. Then, the property changed hands from its former developers and got renamed from “Skies 39” to GEM Residences. Needless to say, all the buzz of this new launch condo has created so far has led to much anticipation in the market.

The excitement is understandable though. Projects in matured localities such as the Toa Payoh estate are rare and anyone who can afford a residence in such a well-established location would certainly try to get his hands on it.

Trevista Toa Payoh Condo
Trevista – The last condo launch in Toa Payoh, completed in 2011

Furthermore, the new developers are leaving no stone unturned in ensuring that the expectations of buyers who are eagerly awaiting its sale openings are suitably met. This only reiterates the popular notion that GEM Residences is to be one of the most sought-after living destinations in times to come.

And all the information in circulation about this condo is rather alluring. The brilliant location, the dynamic developer and reputed architect, the promise of comfort and luxury – all this make GEM Residences the very description of a perfect home. Read on to find out about all that it has to offer.

The GEM Residences Developer

The development of GEMS Residences has been taken over by GEM Homes Pte Ltd – a joint venture between Evia Real Estate, Garmuda Berhad and Maxdin Pte Ltd. The firm is poised to bring something fresh and wonderful to life, given that it enters the industry with such an ambitious and fine project.

The main contractor that has been hired is Greatearth Corporation Pte Ltd while the chief architects are from Surbana Jurong Pte Ltd. With the latter two firms being high trusted names in the Singapore real estate industry, one can expect the final outcome to be no short of spectacular.

GEM Homes Pte Ltd

GEM Homes Pte Ltd was incorporated in July 2015, and although it is a relatively new entrant in the business, there is little doubt that this firm is here to stay. The very decision to develop a project like GEM Residences displays a keen business sense and understanding of market dynamics.

The company is known to have a wonderful team of professionals and a sound business philosophy that foregrounds the consumer and his satisfaction. When the developers inspires confidence in the way that this partnership has managed to achieve in such a short span of time, one can be sure that their venture is slated for success.

Greatearth Corporation Pte Ltd

One of the leading integrated building service companies operating in Singapore, Greatearth Corporation Pte Ltd has always been associated with excellence in property development, engineering and construction. With its headquarters in Singapore and numerous regional offices in Southeast Asia, this firm has been constantly expanding its dominance in this part of the globe.

And one can see why it has been so successful; their work in Singapore itself is testament to their absolute professionalism and satisfactory delivery of promised product.

Their portfolio boasts of numerous Singaporean public properties such as Changi Water Reclamation Plant, Orchard Gateway, Raffles Town Club and National University of Singapore and residential projects such as Ascentia Sky, Kovan Melody, Austville Residences, Watercolours EC, Waterwoods EC, Park Central@AMK and more.

Surbana Jurong Pte Ltd

This firm has taken on the prestigious responsibility of GEM Residences’ architecture and landscaping. Surbana Jurong Pte Ltd has enjoys a great reputation in Singapore on account of the impressive body of work they have completed successfully in the past 50 years.

Their portfolio spans projects in over 51 countries and 167 cities, of which 26 planned townships which amount to some million homes, accrue to their ventures in Singapore itself. It is then not surprising that Surbana Jurong Pte Ltd has won over 350 international and local awards for its work; their expertise and experience has clearly won them recognition and rewards.

A few of their works include Skies Miltonia at Yishun and the upcoming Health City Novena.

GEM Residences Location

GEM Residences is located in District 12 at the unique junction of Toa Payoh Lorong 4 and Lorong 6. Apart from being one of the most bustling, posh areas of the city, such mapping ensures great connectivity via all modes of travel.

The condo will be at a short walking distance from the Braddell MRT Station, which shall connect passengers directly to Toa Payoh Town Central as well as all stops in the North-South Line. Numerous feeder buses service the region while cabs are also in wide circulation here.

GEM Residences Location


Important city destinations such as the Central Business District (CBD), the famous Orchard Road, the city centre and so, shall also be easily accessible via the Central Expressway and Pan Island Expressway.

In so far are availability of urban amenities goes, nothing is more than a stone’s throw away from GEM Residences. There are several reputed educational institutions falling within the precinct, which include the Raffles Junior College and Institution, St. Andrew’s Secondary School and Guangyang Primary School.

You probably won’t have hard time fulfilling your daily necessities as there are enough and more wet markets, food centres and shopping centres dotting in the areas surrounding this condo too; from everyday needs such as groceries, salon and banking services to common utilities, dining facilities and so on, everything shall be close by.

For recreation and entertainment, future residents will find themselves proximal to Junction 8 and Toa Payoh Central. The location of GEM Residences thus hardly leaves anything wanting!


GEM Residences Condo Facilities

Future home owners of GEM Residences can rest assured that their abode here is going to truly magnificent in every which way. Each unit shall be furnished with designer-quality fixtures and fitments, giving their home the character of a designer flat.

The bathrooms shall have high-tech gadgetry while the kitchen will have numerous appliances for residents’ convenience. Every home is structured and positioned to maximize space, lighting and ventilation so as to ensure a healthy living environment.

With the interiors being so luxurious and relaxing, coming home would be an absolute pleasure that every occupant would most definitely look forward to.

GEM Residences Condo Toa Payoh

And that’s not where the charm of life at GEM Residences ends. There is also a host of outdoor facilities that will be proffered to residents, thus ensuring their free hours are spent in leisurely bliss. There is to be a 50-meter lap pool, multiple lounge decks and one sun bathing station so one can relax in the open in resort-like environs.

The condo Clubhouse will have numerous facilities including areas for dining, hosting events, reading, etc. For the fitness enthusiasts, there shall be a well-equipped indoor gymnasium, as well as outdoor avenues including gardens, walking paths and playgrounds (for children).

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Those wishing to socialize and indulge in social interaction could head to the community spaces such as cabanas and BBQ pits that’ll be available to use. When there is so much to keep one happily occupied right at one’s doorstep, who’ll want to venture out beyond their condo for leisure or pleasure?

GEM Residences Floor Plan and Unit Types

According to the information released so far, GEM Residences will have 2 towers comprising of 578 housing units of different sizes. The entire land site is to cover a whopping 130,825 sq ft.

GEM Residences Condo Site Plan Toa Payoh



The various unit types available to buyers would including the following:

  • 1 Bedroom Suites units: 452 to 484 square feet.
  • 2 Bedroom Executive units: 570 to 592 square feet.
  • 2 Bedroom Premier units: 678 square feet
  • 2 Bedroom Duos (with dual key facility): 775 square feet.
  • 3 Bedroom Executive units covering 936 to 1,012 square feet.
  • 3 Bedroom Trios (with Tri-Key facility):  980 square feet.
  • 3 Bedroom Premier units: 1,055 square feet.
  • 4 Bedroom units: 1,249 square feet.
  • 5 Bedroom units: 1,313 square feet.
  • Penthouse units: 1,636 – 2,045 square feet.
GEM Residences Floor Plan 3-Bedroom 1055
GEM Residences Floor Plan (3-Bedroom, 1055 sq ft)

As is easily evident, those considering purchasing a home at GEM Residences will have plenty of options to choose from. Depending upon the number of occupants and their specific requirements, one can choose a home of suitable size and layout with much ease.

GEM Residences Price Indication

As of 14 April 2016, the GEM Residences price guide we’ve received is approximately S$1,480 psf on average.

GEM Residences Review

It is not difficult to see why GEM Residences is going to be the next “hot topic” residency in all of Singapore. From its central location to the opulent interiors and luxury facilities it is promising future home owners, everything creates an aura of exclusivity and grandeur. However, there are few disappointments which may deter most savvy property buyers from even considering this project.

Being branded as the “1st condo launch in 7 years” in the Toa Payoh precinct, with tons of “special” facilities and serivces; seriously all of these work nothing for me on a personal level.

I am not sure what works for you, but what makes sense for me has to be only the size and price.

Looking at the sizes of the typical units, I feel torn.

I’ve been spending more than 30 years living around the Toa Payoh area, and it has always been giving me a good homely and vibrant atmosphere. That’s what usually matured estates are all about – liveliness.

For proper living, I seriously don’t think that even the biggest 3-bedroom unit (1,055 sq ft) at GEM Residences is something which I want to live in. Don’t get me wrong that a 1,000 sq ft unit is non-livable. I am referring to its ridiculous layout.

Like some of the my earlier posts, I am going to point out just a few of the layout flaws (for the 3-bedroom) at this upcoming new launch.

GEM Residences Review
Am I just trying to find faults deliberately?

Let’s do a straight up comparison between a 3-bedroom unit, 1,044 square feet at The Tembusu (at Kovan) versus the subject unit type at Gem Residences.

GEM Residences Floor Plan Compare

Now do you see what I mean?

I just feel that most of the times it’s how the developer or architect or engineer designs the unit layout, which will make a big big difference in terms of living space.

As a buyer, you are paying for a property – a really big-ticket item. A well-planned unit layout will determine if you hard-earned money is being well-spent or not. And paying for space (a lot of them) which you can’t use, it’s certainly an agony.

Now the biggest “joke” of all – the TRIO layout. Seriously, I am lost for words…

GEM Residences TRIO Floor Plan

So what about the price? Is it a worthy buy?

As usual, let’s do a price & product comparison with its neighbouring condos in Toa Payoh.

Name of Property Year of Completion Tenure Number of Units Average PSF$*
GEM RESIDENCES 2020 99-YEAR 578 1,480
TREVISTA 2011 99-YEAR 590 1,227
OLEANDER TOWERS 1997 99-YEAR 318 1,036

The above statistics are based on transactions since January 2015 and indicative price of GEM Residences before launch (as of 14 April 2016).

It’s literally a no-brainer when comparing with the other projects in the same vicinity.

In my opinion, GEM Residences is kind of over-priced (which is approximately 20% on average higher than it’s closest neighbour, Trevista). And being the furthest away from Toa Payoh Central (where you will get almost everything from retail, dining to transport options) among all the other condominiums, I would recommend property buyers to hold out for a price adjustment from the developer if you are really keen on this project.

Then again, it is perhaps something of an understatement that life at GEM Residences will be one of absolute leisure and luxuriance. Something which is rare among the neighbouring condos in Toa Payoh.

However as an investment, GEM Residences would be the least decent choice as there are still plenty of choices out there. Although there is little scope of new developments in this mature estate, I really don’t see the value of existing properties here appreciating much in the future. Well, maybe just Trellis Towers due its freehold status.

Need more information for GEM Residences? Just fill up your details in the contact form below or you can also reach us at (+65) 6631 8384.

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