District 17 · Pasir Ris · OCR
Loyang Villas
Loyang Rise · Terrace · 99 yrs lease commencing from 1993
Current PSF
$1,419
+10.4% vs district median
Gross yield
2.3%
median rent $6,000/mo
3-year gain
3.6%
Transactions · 5y
136
20 in last 12 months
Nearest MRT
Tampines East Mrt Station · 1,442.258m
DTL
Future MRT
Pasir Ris Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential35 / 100
33 years old · composite of plot use, age, tenure, value gap & size
Lease decay66 years left
worth 83.6%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
14%
PSF dispersion within project
The neighbourhood
P1 ring
Learning Leap Pte Ltd (White Sands Primary School) 568m · White Sands Primary School 568m · Phase 2C 0.8× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
East Spring Secondary School · 1.0km
Food
Pasir Ris Central Hawker Centre · 1.9km
Green
Loyang View Pg · 82m - 5 parks within 1km
Health
Changi Medical Facility (hospital) · 900m
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%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$941
2022
$1,128
+19.9%
2023
$1,290
+14.4%
2024
$1,302
+0.9%
2025
$1,448
+11.2%
2026
$1,337
-7.7%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,428,888 | 2,153 | $1,128 | - |
| Jun 2026 | $2,650,000 | 2,153 | $1,231 | - |
| May 2026 | $2,450,000 | 1,618 | $1,514 | - |
| Apr 2026 | $2,550,000 | 1,615 | $1,579 | - |
| Apr 2026 | $2,330,000 | 1,615 | $1,443 | - |
| Apr 2026 | $2,320,000 | 1,750 | $1,326 | - |
| Mar 2026 | $2,800,000 | 2,153 | $1,301 | - |
| Mar 2026 | $2,660,000 | 2,153 | $1,236 | - |
| Mar 2026 | $2,598,000 | 1,793 | $1,449 | - |
| Mar 2026 | $2,550,000 | 2,034 | $1,253 | - |
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More in District 17
The HDB blocks next door
The entry point, measured: what the resale flats around Loyang Villas actually sell for - this project trades at 2.8× the nearest block’s PSF.