PropKaki
99-yearOCRDistrict 17 (Pasir Ris)

Loyang Valley

Reviewed by Nathan TangUpdated 24 September 2026Data through Apr 2026 (URA)
Quick Summary

Loyang Valley is a 99-year condominium in District 17 (Pasir Ris) that obtained TOP in 1985, with 362 units across 12 blocks. Across 569 transactions on record, units have recently transacted around S$1.60M (S$977 psf, ~1,582 sqft). The lease has approximately 55 years remaining.

Key facts about Loyang Valley
Tenure99-year leasehold from 1982 (≈55 years left)
TOP year1985
DeveloperLOYANG VALLEY PTE LTD
Units362 in 12 blocks
District and areaDistrict 17 · Pasir Ris · OCR
Latest median psfS$977 psf, last 12 URA caveats to Apr 2026
Thinking about Loyang Valley? Ask before you commit.Ask PropKaki
1

What's for sale and for rent at Loyang Valley?

Key Takeaway

Loyang Valley has 0 units listed for sale, and 9 units for rent at a median of S$1,200 a month.

For sale

0 listings

no asking prices

For rent

9 listings

S$600 – S$6,500 a month

Asking prices of units currently listed on property portals, not transacted prices.

2

What are the floor plans and unit sizes at Loyang Valley?

Key Takeaway

Floor plans for Loyang Valley aren't in PropKaki's library yet. Across 569 URA caveats, units range from 1,001 sqft to 626,551 sqft, and the middle half are 1,485 sqft to 1,873 sqft.

Check the Floor Plan Finder for Loyang Valley →

Unit sizes from URA caveats.

3

What is the price and PSF at Loyang Valley?

Key Takeaway

Units have recently transacted around S$1.60M (S$977 psf), at a gross rental yield of about 2.0% (URA caveat data).

Recent median price

S$1.60M

recent · 569 sales on record

Median PSF

S$977 psf

recent transactions

Median rent (monthly)

S$2,687

1,524 rentals on record

Gross rental yield

2.0%

indicative, gross

Source: URA caveat data, through Apr 2026.

4

What has recently sold at Loyang Valley?

Key Takeaway

Loyang Valley has 569 recorded sales; the most recent transacted at S$880,000,000 in Apr 2026 (URA caveat data).

DatePriceSize (sqft)PSF
Apr 2026S$880,000,000626,551S$1,405 psf
Sept 2025S$1,545,8001,582S$977 psf
Jul 2025S$1,800,0001,862S$967 psf
May 2025S$1,900,0001,981S$959 psf
Jan 2025S$1,080,0001,001S$1,079 psf
Jan 2025S$1,600,0001,496S$1,069 psf
Jan 2025S$1,480,0001,485S$996 psf
Dec 2024S$1,780,0001,873S$950 psf
Nov 2024S$1,710,0001,873S$913 psf
Jul 2024S$1,400,0001,421S$985 psf
May 2024S$1,820,0001,905S$955 psf
Apr 2024S$1,500,0001,507S$995 psf

569 sales and 1,524 rentals on record since Jan 1995. Source: URA.

5

Are prices at Loyang Valley rising?

Key Takeaway

The median transacted PSF at Loyang Valley has risen 61% over the past 9 years (2016–2025), from S$608 psf to S$977 psf (URA caveats).

YearMedian PSFMedian priceSalesYoY
2025S$977 psfS$1.55M6+2.3%
2024S$955 psfS$1.71M7+3.4%
2023S$924 psfS$1.70M4+2.3%
2022S$903 psfS$1.42M5+16.7%
2021S$774 psfS$1.17M8+3.9%
2020S$745 psfS$1.14M10+6.7%
2019S$698 psfS$1.27M7+4.3%
2018S$669 psfS$950k4+11.9%
2017S$598 psfS$900k24-1.6%
2016S$608 psfS$1.10M15—

Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.

6

Is Loyang Valley a good investment?

Key Takeaway

Of 304 units at Loyang Valley that were bought and later resold (bought from 1995, resold up to 2025), 78% sold for more than they were bought for, with a median gain of 29% over a median 7.0-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.0%. Past resale results don't predict future returns, and this is not financial advice.

Sold for more than bought

78%

of 304 resales here

Median gain

29%

gross, before costs

Median hold

7.0 years

bought to resold

Every unit at Loyang Valley with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →

7

Where is Loyang Valley and what's nearby?

Key Takeaway

Loyang Valley is located in Pasir Ris, in the East Region of Singapore.

Loyang Valley is a 99-year condominium completed in 1985. It was developed by LOYANG VALLEY PTE LTD. The development has 362 residential units. It sits on a land area of 79,212 sqm and has a gross floor area of 113,470 sqm. The plot ratio is 1.4.

LOYANG VALLEY is located at 222 Loyang Avenue, Singapore 509058. It is part of District 17, Loyang / Changi, Pasir Ris. The project falls within the East Region and the OCR market segment.

Nearby amenities include Downtown East for shopping, SHENG SIONG SUPERMARKET PTE LTD for groceries, and Toh Close Interim Park for greenery and recreation. Facilities in the development include Barbeque Area, Covered car park, Clubhouse, Jogging track, Playground, and 24 hours security.

8

How far is Loyang Valley from MRT and schools?

Key Takeaway

1 school is within 1 km, including 1 primary school.

Schools nearby

Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.

  • Pasir Ris Primary SchoolPrimary schoolwithin 1 km · P1 priority940 m
  • White Sands Primary SchoolPrimary school1.1 km
  • Pasir Ris Crest Secondary SchoolSecondary school1.3 km
  • Loyang View Secondary SchoolSecondary school1.5 km
  • Casuarina Primary SchoolPrimary school1.6 km
  • East Spring Secondary SchoolSecondary school1.8 km
  • Dunman Secondary SchoolSecondary school1.9 km
  • Hai Sing Catholic SchoolSecondary school1.9 km

Shops, food & parks

Mall: Downtown East · 1.8 kmSupermarket: Sheng Siong Supermarket Pte Ltd · 697 mPark: Toh Close Interim Park · 579 m

Straight-line distances from the development. Source: PropKaki amenities data.

9

Who built Loyang Valley and how big is the development?

Key Takeaway

Loyang Valley was developed by LOYANG VALLEY PTE LTD, with 362 units.

Developer
LOYANG VALLEY PTE LTD
Blocks
12
Land area
79,212 sqm (852,630 sqft)
Gross floor area
113,470 sqm (1,221,380 sqft)
Plot ratio
1.40
10

What facilities does Loyang Valley have?

Key Takeaway

Loyang Valley has 10 facilities, including Barbeque Area, Covered car park, Clubhouse, Jogging track, and more.

Barbeque AreaCovered car parkClubhouseJogging trackPlayground24 hours securitySquash courtSwimming poolTennis courtsWading pool
11

What does it cost to own a unit at Loyang Valley?

Key Takeaway

Buying a unit at Loyang Valley (~S$1.60M) needs about S$11,712/mo in income and S$5,389/mo in repayments, after S$49,600 stamp duty and a S$400k downpayment.

Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.60M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →

Buyer's Stamp Duty

S$49,600

BSD, tiered

Downpayment (25%)

S$400k

cash + CPF

Monthly instalment

S$5,389/mo

30y @ 3.5%

Income required

S$11,712/mo

TDSR @ stress rate

Read how to tell if a condo is profitable →

12

How many property agents are active around Loyang Valley?

Key Takeaway

3,942 CEA-registered agents closed at least one recorded deal in District 17 — where Loyang Valley sits — in the last 12 months, across all property types.

Active agents · 12mo

3,942

District 17 · closed ≥1 deal

Deals on record

11,981

all-time · all property types

Source: CEA public transaction records, attributed to District 17 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.

Keep going in the PropKaki app

Thinking about Loyang Valley? Ask before you commit.

A fair-value read, recent comps and what a unit really costs — from Loyang Valley's own transactions.

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Is Loyang Valley a good buy, and what are units selling for?

Recent units at Loyang Valley sold close to their fair value — solid, no obvious overpay.

Ask anything about Singapore property…
13

Frequently asked questions about Loyang Valley

Is Loyang Valley freehold?⌄

No. Loyang Valley is on a 99-year lease that started in 1982, with about 55 years left.

How old is Loyang Valley?⌄

Loyang Valley was completed (obtained TOP) in 1985, so it is about 41 years old.

Is Loyang Valley a good investment?⌄

Of 304 units at Loyang Valley that were bought and later resold (bought from 1995, resold up to 2025), 78% sold for more than they were bought for, with a median gain of 29% over a median 7.0-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.0%. Past resale results don't predict future returns, and this is not financial advice.

Is Loyang Valley an EC?⌄

No. Loyang Valley is a private condominium, not an executive condominium (EC).

Who is the developer of Loyang Valley?⌄

Loyang Valley was developed by LOYANG VALLEY PTE LTD.

What is the price of a condo at Loyang Valley?⌄

Units at Loyang Valley have recently sold for around S$1.60M (S$977 psf), the median of the last 12 URA caveats to Apr 2026. The price depends on size, floor and facing.

Where is Loyang Valley located?⌄

Loyang Valley is at 222 Loyang Avenue, Singapore 509058, in Pasir Ris (District 17).

How many units are there in Loyang Valley?⌄

Loyang Valley has 362 units in 12 blocks.

How much do I need to earn to buy at Loyang Valley?⌄

For a unit around S$1.60M as a first home, you'd need roughly S$11,712/mo in income (assessed at the stress-test rate), with repayments near S$5,389/mo after a S$400k (25%) downpayment and S$49,600 Buyer's Stamp Duty.

Are prices at Loyang Valley going up?⌄

The median price per square foot at Loyang Valley has risen about 61% between 2016 and 2025, based on URA caveats. The year-by-year figures are in the price-trend table above.

Which primary schools are within 1 km of Loyang Valley?⌄

Pasir Ris Primary School is within 1 km of Loyang Valley. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.