District 17 · Pasir Ris · OCR
Loyang Valley
Loyang Avenue · Condominium · 99 yrs lease commencing from 1982
Current PSF
$1,191
-7.3% vs district median
Gross yield
2.6%
median rent $4,000/mo
3-year gain
51.2%
Transactions · 5y
24
2 in last 12 months
Nearest MRT
Tampines East Mrt Station · 2,100.829m
DTL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
+113% premium
HDB median $560 psf
Area income
$11,500/mo median
residential zone
En-bloc potential44 / 100
44 years old · composite of plot use, age, tenure, value gap & size
Lease decay55 years left
worth 77.3%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+11.9%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
14%
PSF dispersion within project
The neighbourhood
Secondary
Pasir Ris Crest Secondary School · 1.4km
Green
Toh Close Interim Park · 309m - 5 parks within 1km
Health
Changi Medical Facility (hospital) · 985m
Who lives in Pasir Ris
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
147,110
Median age
40 yrs
50% under 40 · getting older
Children 0–9
12,240
▼ 5% since 2015 · future P1 demand
Household size
3.6 avg
Homes
70% HDB
25% condo · 5% landed
Degree holders
34%
residents 15+
Commute
55% transit
25% drive
45 min+ to work
35%
Price trend average PSF by year
2021
$812
2022
$914
+12.6%
2023
$929
+1.6%
2024
$953
+2.6%
2025
$1,008
+5.8%
2026
$1,405
+39.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $2.41 | 2.4% | 186 |
| 3BR | $4,200/mo | $2.27 | 2.3% | 119 |
| 4BR | $4,800/mo | - | - | 12 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $880,000,000 | 626,545 | $1,405 | 01-05 |
| Sept 2025 | $1,545,800 | 1,582 | $977 | 01-05 |
| Jul 2025 | $1,800,000 | 1,862 | $967 | 01-05 |
| May 2025 | $1,900,000 | 1,981 | $959 | 01-05 |
| Jan 2025 | $1,600,000 | 1,496 | $1,069 | 06-10 |
| Jan 2025 | $1,480,000 | 1,485 | $996 | 01-05 |
| Jan 2025 | $1,080,000 | 1,001 | $1,079 | 01-05 |
| Dec 2024 | $1,780,000 | 1,873 | $950 | 01-05 |
| Nov 2024 | $1,710,000 | 1,873 | $913 | 01-05 |
| Jul 2024 | $1,400,000 | 1,421 | $985 | 01-05 |
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More in District 17
The HDB blocks next door
The entry point, measured: what the resale flats around Loyang Valley actually sell for - this project trades at 2.4× the nearest block’s PSF.