Kallang Close GLS
Upcoming
Est. launch price$2,950–$3,330 psf
0% sold
Gallery
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
Gems Ville is a 24-unit freehold condominium in D14 (RCR, Central region), developed by East Asia Geylang Development, with TOP expected in 2025. The land was secured through a collective sale in July 2020 at $678 psf ppr.
The site sits about 0.65 km in a straight line from Aljunied (EW9), roughly 10 minutes on foot. Matched developer-sale transactions put take-up at 54% — 13 of 24 units, at an average of $1,985 psf.
54% sold
13 of 24 units sold · 11 still available
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Gems Ville, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- Selling
- Developer
- East Asia Geylang Development
- District
- D14 · RCR · Central
- Tenure
- Freehold
- Total units
- 24
- Plot ratio
- 2.8
- Land cost
- $678 psf pprCollective sale, July 2020
- Average psf (transacted)
- $1,985
- Units sold
- 54%13 of 24 · 11 available
- Entry price
- $988,000Smallest layout, lowest transacted quantum
- Bedroom mix
- 1, 2, 3 bedroom
- Size range
- 517 - 1,216 sqft (48 - 113 sqm)
- Expected TOP
- 2025
- Nearest MRT
- Aljunied EW9 · 0.65 km · ~10 min walk
- HDB upgrader share
- 72.7%Of matched buyers with a prior HDB address
- Coordinates
- 1.31298, 103.87776
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
Land attributes
Estimated breakeven
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where Gems Ville sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Aljunied (EW9), about 0.65 km away in a straight line, roughly 10 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Gems Ville is located at 1.31298, 103.87776 in D14, Singapore. The interactive map loads when this section comes into view.
- District
- D14 · Central · RCR
- Nearest MRT
- Aljunied EW9 · 0.65 km · ~10 min walk
- Coordinates
- 1.31298, 103.87776
- Tenure
- Freehold
- Site status
- Selling
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| James Cook University SingaporeOverseas university branch | 0.33 km | 5 min | — |
| Olympiad International SchoolInternational school | 0.47 km | 7 min | — |
| Sims Vista Market and Food CentreHawker centre · 66 cooked-food stalls | 0.48 km | 7 min | — |
| The Winstedt SchoolInternational school | 0.58 km | 9 min | — |
| Aljunied MRTEW9 · East West Line | 0.65 km | 10 min | — |
| Geylang West CCCommunity club | 0.67 km | 10 min | — |
| Kallang MRTEW10 · East West Line | 0.69 km | 10 min | — |
| Blk 17 Upper Boon Keng Market and Food CentreHawker centre · 84 cooked-food stalls | 0.72 km | 11 min | — |
| Geylang Methodist School (Secondary)Secondary | 0.75 km | 11 min | — |
| Kallang Sport CentreActiveSG sport centre | 0.82 km | 12 min | 2 min |
| Geylang Methodist School (Primary)Moderate P1 demand | 0.85 km | 13 min | 2 min |
| Mountbatten MRTCC7 · Circle Line | 0.93 km | 14 min | 3 min |
| Kallang Estate Fresh Market and Food CentreHawker centre · 16 cooked-food stalls | 0.94 km | 14 min | 3 min |
| Old Airport Road Food Centre & Shopping MallShopping mall | 1.04 km | 16 min | 3 min |
| Mountbatten CCCommunity club | 1.09 km | 16 min | 3 min |
| Stadium MRTCC6 · Circle Line | 1.15 km | 17 min | 3 min |
| Kong Hwa SchoolVery high P1 demand | 1.18 km | 18 min | 3 min |
| Leisure Park KallangShopping mall | 1.20 km | 18 min | 3 min |
| Broadrick Secondary SchoolSecondary | 1.21 km | 18 min | 4 min |
| Kallang Wave MallShopping mall | 1.21 km | 18 min | 4 min |
| Geylang PolyclinicPublic polyclinic · NHG Health | 1.29 km | 19 min | 4 min |
| Grandlink SquareShopping mall | 1.54 km | 23 min | 4 min |
| Dunman High SchoolSecondary through JC | 1.56 km | 23 min | 5 min |
| Canossa Catholic Primary SchoolHigh P1 demand | 1.57 km | 24 min | 5 min |
| Bendemeer Primary SchoolP1 vacancies available | 1.72 km | 26 min | 5 min |
| Paya Lebar CentralRegional commercial centre | Within 2 km | — | Under 10 min |
| Kallang PolyclinicPublic polyclinic · NHG Health | 2.15 km | — | 6 min |
| East Coast Park Area APark · 14 ha nearest — beyond 2 km | 2.29 km | — | 7 min |
| Paya Lebar iParkBusiness and innovation park | 2–5 km | — | 10–20 min |
| Downtown (CBD and Marina Bay)Central business district | 2–5 km | — | 10–20 min |
No categories selected. Pick one above, or .
30 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|---|---|---|---|---|---|
| 1 Bedroom | $1.09M | $2,112 | $988,000 – $1.19M | 517 – 517 sqft | 6 sold | |
| 2 Bedroom | $1.5M | $1,883 | $1.47M – $1.53M | 797 – 797 sqft | 2 sold | |
| 3 Bedroom | $2.3M | $1,962 | $2.09M – $2.43M | 1,130 – 1,216 sqft | 4 sold |
Figures from matched transactions as at 15 Aug 2026. Averages vary by floor, stack, facing and size — ranges matter more than any single number.
Site map
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Latest transactions
| Date | Unit | Type | Size | Price | Price psf |
|---|
How D14 resales have performed
Capital appreciation context for Gems Ville: what sellers of completed condos in the same district actually realised on 4,731 matched buy-and-sell pairs (March 1995 to August 2026), including the 10.8% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 10.8% recorded on completed sales here.
Median annualised return
3.2% p.a.
all exits in district D14, winners and losers
Share that made money
89.2%
4,219 of 4,731 matched exits
Median gain when it worked
$281k
gross, before transaction costs
Median loss when it did not
-$91k
512 exits sold at or below cost
Median holding period
7.6y
purchase to sale
RCR segment median
3.8% p.a.
45,914 exits island-wide, 90.1% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Dashed line marks Gems Ville’s current average developer-sale psf — a new-launch price against a resale trend, so compare direction, not levels. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D14 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
4.3% p.a.middle of the 10 mapped, all exits2.7–7.0%slowest to fastest of the 10$345kmiddle project’s median gain, gross$1,657 psftheir middle average resale psf$1,985 psfthis launch, average transacted
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:6–10% a year3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| Penrose | 2024 | 225 | 100.0% | 7.0% p.a. | 4.0y | $401k | $1,613 |
| Parc Esta | 2022 | 487 | 100.0% | 5.6% p.a. | 4.7y | $355k | $1,700 |
| Dakota Residences | 2010 | 230 | 99.6% | 5.2% p.a. | 7.4y | $546k | $1,172 |
| Le Crescendo | 2006 | 150 | 98.7% | 5.1% p.a. | 9.0y | $496k | $1,722 |
| The Waterina | 2005 | 298 | 89.9% | 4.7% p.a. | 8.4y | $403k | $2,122 |
| Waterbank at Dakota | 2013 | 442 | 99.5% | 3.9% p.a. | 7.7y | $317k | $1,362 |
| Central Grove | 2001 | 256 | 85.5% | 3.6% p.a. | 12.2y | $334k | $1,535 |
| The Antares | 2022 | 38 | 100.0% | 3.2% p.a. | 4.2y | $181k | $1,788 |
| Sims Urban Oasis | 2017 | 458 | 100.0% | 3.1% p.a. | 6.4y | $196k | $1,506 |
| Park Place Residences at Plq | 2019 | 119 | 98.3% | 2.7% p.a. | 6.3y | $205k | $1,959 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of Gems Ville and the 4 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
Geylang Methodist School (Primary)≤1km0.85 km (est.)≈ 13 min walk
2A 0.27×2B 0.13×2C 1.01× • ballot PR >2km2C(S) —
Kong Hwa School1–2km1.18 km (est.)≈ 18 min walk
2A 0.82×2B 2.11× • ballot SC <1km2C 2.09× • ballot SC <1km2C(S) —
Canossa Catholic Primary School1–2km1.57 km (est.)≈ 24 min walk
2A —2B 1.05× • ballot PR <1km2C 1.19× • ballot SC <2km2C(S) —
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: NaN
Compare with nearby launches
Other tracked launches and GLS sites in D14 or the same segment and region.
Artisan 8
13 units available
$2,105–$2,582 psf
62% sold
Aurea
117 units available
$2,804–$3,691 psf
38% sold
Berlayar Drive GLS
GLS Site
Est. launch price$3,100–$3,510 psf
0% sold
Cape Royale
146 units available
$2,182–$2,238 psf
52% sold
Dorset Road GLS
Upcoming
Est. launch price$2,830–$3,200 psf
0% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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