Loyang Valley Residences is the working name for a new condominium planned at 200–224 Loyang Avenue, District 17 — the Loyang Valley site. SingHaiyi Group and its partners bought the 840,648 sq ft site for S$880 million on 17 April 2026, the largest en bloc sale of the year. The design, unit mix and pricing are not yet available. Confirmed facts on this page are sourced. Estimates are labelled as estimates.
Loyang Valley Residences will be a new condominium at 200–224 Loyang Avenue, replacing the existing Loyang Valley estate. SingHaiyi Group and its partners bought the 840,648 sq ft site for S$880 million on 17 April 2026. The site allows around 1,249 homes (est.), on a fresh 99-year lease. The design, unit mix and pricing are not yet available.
The existing Loyang Valley estate on the site today was built in 1985 — 362 apartments, twelve blocks, four to seven storeys each. It is 44 years into a 99-year lease, with about 55 years remaining.
Aircraft fly over Loyang on their way into Changi Airport, which is why buildings here are kept low. In August 2025 the Civil Aviation Authority of Singapore raised the building height limit for this area from 40 metres to 50 metres. At fifty metres, a building here can reach about twelve storeys. Those extra storeys are what make the site more attractive. A developer who can build more homes on the same land can afford to pay more for that land.
The estate went to tender in July 2025 at S$880 million and closed in September with no bids. The committee then got clearer answers on what the government charges would cost, and relaunched in January 2026 at the same price. That tender also drew nothing. The sale was later agreed in April, in private talks.
Planning approval usually takes about a year. Once approval is granted, the developer will release the site plan, unit mix, floor plans and facilities. Prices are released later. Expect a rough range at the preview and the actual list on booking day.
Sources: EdgeProp’s report on the sale, which cites the Draft Master Plan 2025 zoning and plot ratio. The unit count is a reported estimate, not a developer figure. Everything here can change with planning approval.
LATEST NEWS
The latest on the Loyang Avenue site.
Research checked
LAND SOLD
Loyang Valley sold en bloc for S$880 million, the biggest of 2026
SGX-listed SingHaiyi Group and its partners bought the 362-unit estate for S$880 million. The price did not move since July 2025, when the third attempt first opened for tender at S$880 million. The owners had been trying to sell en bloc since 2018, and this was their third try. This is the biggest home en bloc since Thomson View, at S$810 million in 2025.
No developer bid in the September 2025 or February 2026 tenders. Six other buyers showed interest during the ten weeks of private talks afterwards. The sale was agreed at the asking price.
An independent model estimates $2,200 to $2,490 psf at launch
A research site called PropertyInsider has run the numbers and shown its working. It puts the developer’s break-even at $1,916 psf, and homes at $2,200 to $2,490 psf. These are estimates, not developer prices. Nothing has been announced yet.
The Civil Aviation Authority of Singapore revised the building-height rules near Changi in August 2025. Under the new rules, buildings on this land can reach 50 metres instead of 40, or about twelve storeys. More floors meant more homes could be built and sold. The site sold eventually, after two failed tenders and a private deal.
Three figures. S$880 million to the owners. About S$472 million to the government, for the extra floor space and the new lease. S$1.35 billion for the land in total — roughly $940 for each square foot of floor space the developer can build.
Source: EdgeProp, 17 April 2026. The land betterment charge is a reported estimate; the sale price and the lease premium are reported figures.
WHAT THE LAND COST$940LAND COST PER SQ FT OF FLOOR AREA
S$880m for the land S$472m in government charges
What the government charges, and why
The new building will have more floor space than the old estate, and the government charges for that increase. The payment is called the land betterment charge.
The other charge covers the lease. Only about 55 years remained, so the developer pays the government to reset it to 99 and buyers get a brand-new lease. That payment is the lease upgrading premium.
Both are part of what the land costs. Here is how we calculate the numbers. The site covers 840,648 sq ft. A plot ratio of 1.6 means the developer can build 1.6 times that in floor space, about 1.35 million sq ft. Balconies do not count towards that 1.35 million, and they add about 7%, bringing the real figure to roughly 1,439,000 sq ft.
S$1.35 billion across 1,439,000 sq ft is about $939 psf. Published figures vary slightly: EdgeProp says $940, The Straits Times $959. Each estimate is based on a slightly different floor-space number. You can assume the land cost is roughly $940 to $960 psf.
Three attempts, four tenders
The owners tried to sell three times over eight years. The first attempt did not get the 80% of owners needed to reach a tender. The second went to tender and received no bids. The third attempt failed at tender twice, then sold privately at the same asking price.
There was no price competition for this site. One developer came forward and paid the asking price rather than bidding above it. A lower land cost does not automatically mean lower home prices, but it does give the developer room to price competitively.
The other half of the picture. Eight years and four tenders passed without a bid, so demand for homes here has not yet been tested. The launch will be the first real measure of it.
From land cost to a price estimate
PropertyInsider builds the developer’s whole cost stack (land, construction, financing, professional fees, marketing) and puts the total at about S$2,767 million. Divided by the floor area, that is $1,916 psf, the price at which the developer covers its costs. Adding a 15% to 30% developer margin shows an estimated launch range of $2,200–$2,490 psf.
PROPERTYINSIDER MODEL · ESTIMATE$2,200–$2,490 psf
A third-party model, not developer pricing. The launch price may fall outside this range.
PropertyInsider’s Loyang Valley model, data dated 15 August 2026, read 25 September 2026. The link shows the full cost stack so you can check the workings.
How much would a home here cost?
The table applies the estimated $2,200 to $2,490 psf range to five common unit types. Use this to get a feel for the numbers. Nothing has been published yet, so both the psf range and the sizes are estimates. It is a rough guide to whether a home here fits your budget.
Estimated prices only, excluding stamp duty and fees
Home type
Indicative size
At $2,200 psf
At $2,490 psf
1-bedroom
480 sq ft
$1.06m
$1.20m
2-bedroom
700 sq ft
$1.54m
$1.74m
3-bedroom
950 sq ft
$2.09m
$2.37m
4-bedroom
1,150 sq ft
$2.53m
$2.86m
5-bedroom
1,450 sq ft
$3.19m
$3.61m
The 2, 3 and 4-bedroom sizes are the indicative sizes PropertyInsider uses for this site. The 1 and 5-bedroom sizes are our own assumption, based on what is typical of recent suburban launches. Prices are rounded to the nearest S$10,000 and exclude stamp duty, legal fees and any renovation.
PROJECT TIMELINE
From land tender to your home.
Eight years to sell the land, and several more before anyone lives here. Each milestone below is marked confirmed, estimated or target.
1985Confirmed
Loyang Valley is completed
362 apartments, twelve blocks, four to seven storeys each. Red brick, big balconies, mature trees. The 99-year lease began in 1982.
In 2018 the owners first try to sell the estate en bloc, asking S$750 million. They do not get the 80% approval needed to proceed. They try again in October 2022 at S$980 million. That tender closes without a single bid.
The Civil Aviation Authority of Singapore revises its building-height rules near Changi. At fifty metres, a building here can reach about twelve storeys. Even so, the tender that opened that July closed in September with no bids.
SingHaiyi Group and its partners buy the site privately, two months after the February tender closed without a bid. Six other buyers were also interested. Owners receive between S$1.67 million and S$3.91 million each, depending on unit size.
It normally takes 18 to 24 months to clear a site, get approval, lay foundations and open a showflat. No date has been announced, so this is our estimate.
The first stretch of the Cross Island Line has started construction and is scheduled to open in 2030. Loyang station will be directly under Loyang Avenue, at the Loyang Lane junction.
Today this is a neighbourhood you can drive to and walk around. Loyang Point is a short walk away. Two primary schools and a polyclinic are also nearby. Pasir Ris Park is a short drive. The MRT station is still under construction and targeted to open in 2030.
Pasir Ris Park, about 1.7 km from the site · Artistic impression, not an approved facility
Who bought the site?
SGX-listed SingHaiyi Group and its partners. SingHaiyi has redeveloped a large en bloc site before. Parc Clematis in Clementi, 1,468 homes, was completed and fully sold in 2023. Its chief executive, Gallant Tang, was appointed a year before this purchase. The other partners have not been named publicly.
A station is being built outside.
Loyang station is being built beneath Loyang Avenue, where it meets Loyang Lane. Three exits are confirmed. A fourth, at Loyang Valley itself, would be the nearest one to this site. It has not been finalised. Phase 1 of the line is targeted to open in 2030.
A rule change unlocked the site.
The site had previously failed to sell twice at similar prices. Then in August 2025 the height limit rose from 40 metres to 50 metres, allowing about twelve storeys. More floors on the same land made the site more attractive to a developer.
Compare before you commit.
A preview is a year away at the earliest. Use that time. Walk the area on a weekday. Look at what completed homes nearby actually sell for. Work out your budget before the preview.
The developer has not released the facility list or the approved designs. These are artistic impressions of the kind of landscaping a large suburban site can support. They are not this development. The actual facilities, finishes and views will be in the official sales material.
Pool deckArtistic impressionClubhouse loungeArtistic impressionGymArtistic impression
For illustration only. These images do not show the approved design, facilities, finishes or views at this site, and no facility list has been released.
CONNECTIVITY
How connected is Loyang Valley Residences?
Not very well, for now. The nearest working station is Pasir Ris (EW1), about 1.77 km away in a straight line. That changes when Loyang station on the Cross Island Line opens, targeted for 2030. The station is being built directly under the road outside.
LOYANG MRT, FROM 2030
Two stops to the East West Line.
Loyang is the second station on Cross Island Line Phase 1, after Aviation Park at the eastern end. Go the other way and Pasir Ris, on the East West Line, is two stops. The line is still under construction.
CR2Aviation Park1 stop · eastern end of the line
CR3LoyangYour nearest station, from 2030
CR5 / EW1Pasir Ris2 stops · East West Line
Station sequence and opening target: LTA, Cross Island Line. All station names are working names. Stops are a rail count, not a travel time, so add your own walk and waiting time.
Where the Cross Island Line will take you
Every route below starts at Loyang and counts stations, not minutes. Until the line opens, getting around here means a bus or a car.
From Loyang on the Cross Island Line · counted in stops, from 2030
Destination
Route
What’s there
Aviation Park
1 stop eastbound · end of the line
The airport and the jobs around it
Pasir Ris East
1 stop westbound
Pasir Ris Drive 1, the town’s eastern edge
Pasir Ris
2 stops westbound
East West Line interchange and the town centre
Hougang
5 stops westbound
North East Line interchange
Ang Mo Kio
8 stops westbound
North South Line interchange
Bright Hill
10 stops westbound · end of Phase 1
Thomson-East Coast Line interchange
Station order and interchanges: LTA, Cross Island Line Phase 1 — twelve stations from Aviation Park to Bright Hill, interchanging with the East West Line at Pasir Ris, the North East Line at Hougang, the North South Line at Ang Mo Kio and the Thomson-East Coast Line at Bright Hill.
ON FOOT
Walking to the station
The station’s centre is about 0.8 km from the middle of the site. Because the station runs 388 m along Loyang Avenue, and a fourth exit is planned at Loyang Valley itself, the nearest exit should be closer than that. The real walking time will be clear once the exits and the site entrance are confirmed. A February 2026 parliamentary reply explains how the station’s position was chosen.
Loyang Avenue is a bus corridor, and Loyang Bus Depot sits nearby. Buses run to Pasir Ris and Tampines in the meantime. Look up the services at the stops along Loyang Avenue, and check they go where you actually go.
Use Loyang Avenue as your starting point and time the drive to work, to the city and to Tampines. PropertyInsider puts the drive to the central business district at 45 minutes or more.
Completion and the Cross Island Line are both expected in the early 2030s. If they arrive together, the station will be open by the time residents and tenants move in. Construction is under way, which is a good sign for the 2030 target.
LOCATION & AMENITIES
What is near Loyang Avenue?
Loyang Point is about 300 m away, Pasir Ris Primary School about 380 m, and Pasir Ris Polyclinic about 630 m. Pasir Ris Park and Downtown East are a short drive. And an MRT station is being built.
Straight-line distance from the centre of the site (approximate)
Place
What’s there
Distance (est.)
Loyang Point
Neighbourhood mall and supermarket
0.29 km
Pasir Ris Primary School
Primary school · very high P1 demand
0.38 km
White Sands Primary School
Primary school · moderate P1 demand
0.62 km
Pasir Ris Polyclinic
Public polyclinic
0.63 km
Changi Community Club
Community club
0.63 km
Pasir Ris East Community Club
Community club
0.63 km
Pasir Ris Crest Secondary School
Secondary school
0.67 km
Loyang MRT (CR3)
Cross Island Line · under construction, targeted 2030
0.8 km
Casuarina Primary School
Primary school · P1 vacancies in 2026
0.91 km
Loyang View Secondary School
Secondary school
0.94 km
Hai Sing Catholic School
Secondary school
1.26 km
Liv@Changi
Shopping mall
1.32 km
Downtown East
Mall, leisure and Wild Wild Wet
1.36 km
Pasir Ris Town Park
Park · 13 hectares
1.40 km
Pasir Ris Central Hawker Centre
Hawker centre · 42 cooked-food stalls
1.53 km
Pasir Ris Sport Centre
ActiveSG sport centre
1.54 km
The Japanese School Singapore
International school
1.72 km
Pasir Ris Park
Coastal park · 70 hectares
1.73 km
Pasir Ris MRT
East West Line · EW1 · the nearest station running today
1.77 km
East Spring Primary School
Primary school · P1 vacancies in 2026
1.87 km
Distances: PropertyInsider’s amenity dataset for this site, read 25 September 2026, except the Loyang MRT figure, which we calculated ourselves from the station’s published coordinates. Each one is a straight line between two rough points. The distances show what is near, not how long it takes to get there. Check real routes on OneMap.
Shops and healthcare nearby
Loyang Point is the everyday mall: supermarket, clinics, food, a few hundred metres away. For bigger shopping trips, Downtown East and the Pasir Ris town centre are a short drive away. Pasir Ris Polyclinic covers routine public healthcare.
Distances from the dataset above. Opening hours and tenants change, so verify before relying on either.
Two primary schools within 1 km
Pasir Ris Primary is about 380 m away and White Sands Primary about 620 m. In Primary 1 registration, living within 1 km of a school puts you ahead when places are balloted. That matters most at Pasir Ris Primary, which was heavily oversubscribed in 2026.
The distances above are straight lines, not MOE’s official measurement, so confirm on OneMap before you rely on them.
Artistic impression · Finishes and layout are for illustration only
FLOOR PLANS & LIVING SPACES
Find a layout that fits how you live.
Two homes with the same bedroom count can feel completely different. When real plans arrive, check where your furniture actually fits. Check how much of the floor area is corridor, and how much of what you pay for is balcony and air-conditioner ledge.
The official layouts have not been released yet. The samples below are illustrative plans from other projects to show you what to look out for. Tell us which bedroom types you’re interested in and we will send the official plans when they are released.
Sample layouts by bedroom type
For illustration only · These are not this development’s floor plans
Check the kitchen layout. Dry and wet kitchens are useful if you cook a lot at home.
PRICING & PREVIEW
What comes next, and when.
Official prices have not been released yet. The land-price section sets out an independent estimate of $2,200 to $2,490 psf and applies it to five common unit types, so you have something to budget against. When the price list is released, compare it with those figures.
Land purchaseConfirmed · 17 April 2026
Project name & site planNot released
Launch windowEstimate · 2027 to 2028
Prices, unit mix & floor plansNot released
THE INVESTMENT QUESTION
Is this site a good investment?
Nobody can answer that yet, because there is no price. The land cost much less than other sites sold in the east recently. The station should open around when the homes are finished. With about 1,249 homes, this will be one of the bigger launches in the east. District 17 resale has a track record of steady, reliable growth.
OUR ASSESSMENT
The land cost is low and the railway is being built. What is still unknown is the launch price.
The strengths
Compared with other east-side sites sold recently, the land price was low. At roughly $940 psf per plot ratio, it is well below the $1,330 psf ppr paid for Bedok Rise in November 2025, and the $1,537 psf ppr paid for New Upper Changi Road in September 2026 — a record for an OCR government land sale site.
Two differences are worth noting. Bedok Rise and New Upper Changi Road were government land sales, while this was an en bloc, so the two are priced differently. Bedok Rise and New Upper Changi Road also already have MRT stations nearby, while this site’s station opens in 2030. That accounts for part of the difference.
Even so, the land is the biggest part of what a developer spends, and this cost is already settled. Compare the recent land rates
The timing lines up. Cross Island Line Phase 1 is under construction and targeted for 2030, with a station under the road outside. A project bought in 2026 would be completed in the early 2030s. So the station could open around the same time residents move in.
The site is also one of the largest in the east, at 840,648 sq ft, with room for the landscaping and facilities a small plot cannot offer. And SingHaiyi has built at this scale before: Parc Clematis, 1,468 homes, completed in 2023.
Things to consider
The Cross Island Line’s opening is targeted for 2030. The date moved once before, from 2029, so check LTA’s latest update when the time comes.
The area includes some industry and a bus depot, and planes into Changi pass overhead. Visiting on a weekday gives you the full picture of daily life here.
District 17 resale results
The table lists every completed District 17 condominium with at least twenty resales. They are ranked by the middle seller’s annual return, gains and losses included.
Since 1995, District 17 owners have made a median 2.4% a year, and 85.6% sold at a profit. The OCR average is 2.8%, so this is a district of steady rather than fast gains.
One thing to note: owners who would make a loss often choose not to sell, so the true loss rate is likely a little higher than shown.
District 17 condominiums with 20 or more matched resales · past results, not a forecast
Completed project
Median return a year
Average resale psf
The Gale (2013)
7.0%
$1,389
Ferraria Park (2009)
5.7%
$1,336
Edelweiss Park (2006)
4.6%
$1,376
The Jovell (2022)
3.4%
$1,317
Parc Komo (2023)
2.6%
$1,551
The Inflora (2016)
2.5%
$1,032
Dahlia Park (2003)
2.4%
$1,228
Azalea Park (1996)
2.3%
$1,270
Avila Gardens (1995)
2.2%
$2,252
Parc Olympia (2015)
2.0%
$1,418
Source: PropertyInsider’s matched resale dataset, District 17, March 1995 to August 2026, read 25 September 2026. Returns are before stamp duty, legal and agent fees, mortgage interest and renovation. Average resale psf covers a project’s whole history, so an older project’s figure reflects older prices. Past results are a guide, not a forecast for Loyang Valley Residences.
RENTAL SENSITIVITY
What rent would cover a 3% yield?
Take a S$2.1 million purchase, roughly a 950 sq ft three-bedroom at the low end of the estimated range. To return 3% a year before costs, the rent would have to reach the figure in the table. Check that against what comparable homes in Pasir Ris actually rent for today.
Gross yield is annual rent divided by the price paid. It ignores every cost, so a home can show a healthy yield and still lose money once the mortgage, maintenance, property tax and empty months are counted.
Illustration only · S$2.1m assumed purchase price
Target gross yield
Monthly rent required
2.0%
$3,500
2.5%
$4,375
3.0%
$5,250
3.5%
$6,125
Calculation: S$2,100,000 × target yield ÷ 12. This is the rent you would have to charge to hit each yield.
Before deciding, ask for four things
The actual unit, actual price. Starting prices usually apply to the lowest floors or the least popular facings. Ask for the price of your preferred unit.
Completed sales nearby to compare with. Pull recent transactions from completed District 17 projects, matched on size, floor and remaining lease. That is your benchmark for whether a new-launch price is fair.
Every cost between now and moving in. Progress payments run through construction, then maintenance, property tax and mortgage payments start. Budget for both stages.
Your exit or rental plan. Work out how you would sell or rent it, then check the numbers still work if the sale takes longer or the rent comes in lower.
Get your financing ready and research the area while you wait. Booking happens through the developer once the launch opens. Registering here means you get every update as it is released, so you have everything you need before the preview.
01
Start with the numbers
Ask a bank for an in-principle assessment first. Add up your cash and CPF, the stamp duties, the legal fees, and a buffer for later payments. HDB and EC owners should check eligibility and the minimum occupation period.
Have this readyYour maximum loan and how much cash you can put in, by when.
02
Register here for the launch details
Leave your details and tell us which bedroom types you’re interested in. We will send the e-brochure, the price list and the preview schedule as soon as the developer releases them.
Have this readyA preview appointment, once the developer announces the dates.
03
Visit, compare and shortlist alternatives
Study the plans, sizes, facings and finishes. Rank your choices and decide the most you will pay for each before you go in. Have a second and third choice ready in case your first is taken.
Have this readyA ranked shortlist, with the most you will pay for each unit.
04
Book only after reviewing the unit documents
By law, the developer must give you the project and unit information before it can take a booking fee. That fee runs between 5% and 10% of the purchase price for licensed developers selling uncompleted homes. Check the amount and the official payment instructions first. Once you pay, the developer issues your Option to Purchase.
Have this readyAn Option to Purchase for a specific unit.
05
Have your lawyer handle the agreement and deadlines
Appoint a conveyancing lawyer to review the Sale and Purchase Agreement and explain how to exercise the option before expiry. Confirm the balance downpayment and stamp-duty deadlines. IRAS generally requires stamping within 14 days after signing in Singapore; overseas execution follows different timing.
Have this readyA signed agreement, the option exercised, and every payment made on time.
06
Plan for the payments ahead
Follow the payment schedule in your signed agreement. Coordinate cash, CPF and loan drawdowns with your bank and lawyer as each notice arrives. Keep the documents and receipts, and keep your contact details current so the developer’s notices reach you.
Have this readyFunds ready for each payment stage in the contract.
BOOKING FEE EXAMPLE
For a S$2.1m home, 5% would be S$105,000.
A worked example using the estimated pricing on this page, not a quote. The booking fee is only the first payment, so plan for the rest of the downpayment, the stamp duties and the legal fees as well.
If you decide not to proceed
An Option to Purchase costs you money if you walk away. Under the standard developer OTP, a developer may forfeit 25% of the booking fee if the option is not exercised before it expires. Have your lawyer explain the terms before you pay.
On the S$105,000 example above, 25% is S$26,250. Check your actual contract with your lawyer.
Ask for the e-brochure, the price list or an appointment update using the enquiry form.
COMMON QUESTIONS
The questions we get most.
What is Loyang Valley Residences?
Loyang Valley Residences is the working name for a new condominium planned at 200 to 224 Loyang Avenue, District 17, on the site of the existing Loyang Valley estate. SingHaiyi Group and its partners bought the 840,648 sq ft site for S$880 million on 17 April 2026. The design, unit mix and pricing are not yet available.
Is Loyang Valley Residences the official project name?
No. The developer has not announced a name yet. Loyang Valley Residences is a working name, taken from the estate on the site and its address. The developer will announce the official name closer to launch.
Where exactly is the site?
At 200 to 224 Loyang Avenue, Singapore, in District 17. That is the Loyang end of Pasir Ris, near Loyang Point and the Loyang Industrial Estate, and about 1.77 km in a straight line from Pasir Ris MRT.
Who bought the site, and for how much?
SingHaiyi Group and its partners paid S$880 million on 17 April 2026. It was the largest residential en bloc sale of 2026, and the biggest since the S$810 million Thomson View deal in 2025. The other partners have not been named publicly.
What did the land cost per square foot?
About $940 for each square foot of floor space the developer can build. It is made up of two payments: S$880 million to the owners, and about S$472 million to the government for the extra floor space and the new lease, S$1.35 billion in total. This is what the developer paid for the land, which is separate from what homes will sell for.
Why do some reports say $959 psf ppr instead of $940?
Because the two calculations start from slightly different floor-space numbers. EdgeProp publishes about $940 and The Straits Times published $959. Our own working, dividing S$1.35 billion by 840,648 sq ft at a plot ratio of 1.6 plus a 7% balcony allowance, gives $939. The land cost is in the $940s to $950s.
Why did it take three attempts to sell?
The owners first tried in 2018 at S$750 million and never reached the 80% of owners needed to go to tender. They tried again in October 2022 at S$980 million, and that tender closed with no bids. The third attempt asked S$880 million. Its tender opened in July 2025 and closed in September with nothing. Two things then changed. In August 2025 the Civil Aviation Authority of Singapore had raised the height limit here from 40 metres to 50 metres, enough for about twelve storeys. And the committee got clearer answers on what the government charges would cost, which is why it relaunched in January 2026 at the same price. That tender also drew no bids, and the site finally sold in April, in private talks.
How many homes will be built at Loyang Valley Residences?
The site allows around 1,249 homes (est.), on a fresh 99-year lease. That figure is calculated from the site area and the plot ratio, not announced by the developer. The real number comes with planning approval and could be higher or lower.
When will Loyang Valley Residences launch?
No launch date has been announced. Demolition, planning approval, laying foundations and building a showflat usually take 18 to 24 months on a site this size. A preview in 2027 or 2028 is likely, based on the usual timeline.
What might a home at Loyang Valley Residences cost?
The only published estimate is PropertyInsider's, at $2,200 to $2,490 psf. It is built from an estimated break-even of $1,916 psf, plus a developer margin. Applied to a 950 sq ft three-bedroom, that is roughly S$2.09 million to S$2.37 million. Both the price range and the size are estimates. Official pricing will come from the developer.
What is the nearest MRT station today?
Pasir Ris, on the East West Line, about 1.77 km away in a straight line. Until the Cross Island Line opens, buses and cars are the main way to get around.
How close is the future Loyang MRT station?
Loyang station on the Cross Island Line is being built underneath Loyang Avenue at the junction with Loyang Lane, and Phase 1 is targeted to open in 2030. The station's centre is about 0.8 km from the middle of the site. Because the station runs 388 m along Loyang Avenue, and a fourth exit is planned at Loyang Valley itself, the nearest exit should be closer than that. The real walking time will be clear once the exits and the site entrance are confirmed.
Which primary schools are within 1 km?
Pasir Ris Primary School at about 0.38 km, White Sands Primary School at about 0.62 km and Casuarina Primary School at about 0.91 km. Those are straight-line distances between approximate points, not MOE's official measurement. Check the official distance on the OneMap School Query tool.
What tenure will the homes have?
A fresh 99-year lease. About 55 years were left on the old one. The developer paid the government roughly S$246 million to reset it to 99, so buyers get a brand-new lease. The exact start date will be in the sale documents.
Are the images and floor plans on this page real?
No. Every image here is an artistic impression. They show the kind of setting a large suburban site can support, not the approved design, facilities, finishes or views. The floor plans are sample drawings from other developments, included as a guide. No design or plan has been approved for this site.
Does registering on this website reserve a unit?
No. The form sends us your contact details and what you are looking for. It does not hold a unit and does not give you priority in a ballot. Units are allocated through the developer's own booking procedure at launch.
BE FIRST TO KNOW
Get every update first.
Tell us what you are looking for. We will send the site plan, the unit mix, the floor plans and the price list as each one is released.
Sending an enquiry does not reserve a unit or confirm a viewing.
The e-brochure will be released with the official sales material. Tick “E-brochure” and it will come straight to you.Artistic impression
Register your interest
Project sources & information
How this guide is prepared
This website publishes an independent guide to the Loyang Avenue site, and takes enquiries about it. Confirmed facts are checked against the reports and public records linked in each section. Third-party models, dataset distances and worked examples are labelled where they appear. The images are artistic impressions and the floor plans are illustrative drawings from other projects. Where two published sources disagreed, as they do on the land rate and the plot ratio, both figures are shown and the difference is explained rather than hidden.
We review this page whenever something material changes. An update date does not mean every outside dataset was refreshed that day. Use the enquiry form to flag a correction. The developer’s approved documents remain the only reference for any purchase.
Additional research: PropertyInsider’s tracked record for this site. Amenity distances, the launch-price estimate and the District 17 resale figures are attributed in their own sections. Where sources disagreed on the land rate, both the $940 and $959 psf ppr figures are given, with the arithmetic shown.
Reviewed 25 September 2026. This is an independent guide and enquiry website. It is not the developer’s official site, and it is not linked to any other website covering this land.
Name notice. The developer has not announced an official project name. “Loyang Valley Residences” is the working name used on this website, taken from the estate on the site and its address. The developer will announce the official name closer to launch. All images are artistic impressions and all floor plans are illustrative drawings from other developments, not this project’s approved imagery or plans. Estimated figures (the unit count, the launch price range, the launch window and the completion date) are analytical estimates, not developer-confirmed numbers, and must not be relied on as pricing. Confirm every specification, price and date with the official sales documents. Nothing on this page forms part of a contract.
