$959 psf ppr All-In · 840,648 sqft · Est. 1,249 Homes · Loyang MRT (CR3) 2030
Tracking every milestone for the Loyang Valley site at 200 Loyang Avenue — from collective sale to planning approval to launch. Last updated: .
The largest collective sale of 2026 to date, closed at the third attempt and at the same reserve price the market had already declined twice. All-in land rate: $959 psf ppr.
See the full en bloc result →Fully loaded with the land betterment charge and lease-upgrading premium, $959 psf ppr still sits roughly 31% below the next-cheapest East OCR comparable at $1,388 psf ppr.
See what this means for pricing →Cross Island Line Phase 1 is under construction beneath Loyang Avenue and targeted to open in 2030 — before this project's own estimated completion of 2031–2032.
Explore the connectivity →Loyang Valley was sold en bloc for S$880 million on 17 April 2026 to a consortium led by SGX Mainboard-listed SingHaiyi Group — the largest collective sale of 2026 to date. Adding a S$226 million land betterment charge and a S$246 million lease-upgrading premium, the all-in land rate is $959 psf ppr. (Source: EdgeProp Singapore / The Straits Times, 17 April 2026.)
Cheapest East OCR land in 24 months
| Attempt | Date | Reserve / Price | Outcome |
|---|---|---|---|
| 1st | 2022 | S$980,000,000 | No successful sale |
| 2nd | Closed 9 Sep 2025 | S$880,000,000 | Tender closed with no bids |
| Relaunch | 8 Jan 2026 | S$880,000,000 | Relaunched at an unchanged reserve |
| 3rd | 17 Apr 2026 | S$880,000,000 | Sold — SingHaiyi-led consortium |
Source: EdgeProp Singapore, Stackedhomes and asianprimeproperties.sg, cross-checked across three independent outlets; original tender figures per EdgeProp / The Straits Times reporting. A 10-week private treaty period drew interest from multiple developers before the site was secured at the unchanged reserve price.
From the first failed collective sale attempt to estimated completion — every confirmed milestone and every estimate, clearly separated.
Loyang Valley is first tendered collectively. The tender does not produce a sale.
The Civil Aviation Authority of Singapore frees up building height near the airport by as much as 15 storeys for residential developments. This site's limit rises from 40m to 50m, allowing up to 12 storeys — the change that made redevelopment at this scale economically viable.
The reserve is cut by S$100 million, but the tender closes without a single bid.
The site sells at the third attempt, at the same reserve price, for an all-in land rate of $959 psf ppr including the land betterment charge and lease-upgrading premium.
The point at which the site plan, stack orientation, unit mix and official project name are expected to become public. Register below to be notified the moment they are.
Pending planning approvals and show gallery construction. A site of this scale is likely to be released in phases rather than in a single launch event.
Under construction beneath Loyang Avenue at the Loyang Lane junction. LTA's targeted opening year is 2030 — before this project's own estimated completion.
Based on a standard 3.5 to 4 year construction timeline from an estimated 2028 start. Not developer-confirmed.
Dates marked Estimated are analyst projections based on typical redevelopment cycles — they are not developer-confirmed. The 2030 Loyang MRT date is LTA's stated target, not a guarantee; Cross Island Line Phase 1 has already moved once, from 2029 to 2030.
Loyang Valley is a 840,648 sq ft redevelopment site at 200–224 Loyang Avenue, District 17, sold en bloc on 17 April 2026 for S$880 million to a SingHaiyi Group-led consortium at an all-in land rate of $959 psf ppr. At a gross plot ratio of just 1.6, the site supports an estimated 1,249 homes on a fresh 99-year lease — with unusual room left over for greenery and facilities. Loyang MRT (CR3) is being built on its own road frontage, targeted to open in 2030.
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At $959 psf ppr fully loaded, the land sits roughly 31% below the next-cheapest East OCR comparable, the Bayshore Road GLS site at $1,388 psf ppr. Land cost is the single biggest input into launch pricing, and this one is locked in.
The Cross Island Line station is under construction directly beneath Loyang Avenue at the Loyang Lane junction, targeted for 2030 — an estimated 7-minute walk, and before this project's own estimated completion of 2031–2032.
A gross plot ratio of 1.6 across 840,648 sq ft is genuinely unusual in Singapore's private market. The quiet, green character the existing estate was known for carries forward as real developable headroom for facilities and landscaping.
Pasir Ris Primary School and White Sands Primary School are both within 1km per MOE SchoolFinder, with Casuarina Primary and East Spring Primary within 1–2km. A strong indicator of Phase 2C(S) priority — never a guarantee of a place.
The SIA Engine Test Centre sits on Loyang Avenue itself, with Changi Airport and Changi Business Park a short drive away. Changi Airport Terminal 5, which broke ground in May 2025, adds a named, dated medium-term demand driver.
SingHaiyi delivered Parc Clematis, the 1,468-unit redevelopment of the former Park West en bloc site, and sold 72% of Vela Bay on launch day in April 2026 at an average of $2,886 psf as a first mover in an unproven East precinct.
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Loyang Valley is the largest collective sale of 2026 to date — a 840,648 sq ft site along Loyang Avenue in District 17, sold on 17 April 2026 for S$880 million to a consortium led by SGX Mainboard-listed SingHaiyi Group. Adding the S$226 million land betterment charge and the S$246 million lease-upgrading premium, the fully loaded land rate comes to $959 per square foot per plot ratio. On the balance of reported evidence, this is the second-largest residential land plot in Singapore's east, behind only Mandarin Gardens.
What makes the site unusual is not only its size but its density. A gross plot ratio of 1.6 across 840,648 sq ft produces an estimated gross floor area of about 1,345,000 sq ft and an estimated 1,249 homes — generous by the standards of Outside Central Region redevelopment. The tranquil, low-rise character that kept the existing estate's owner base loyal for four decades is, in planning terms, headroom: room for landscaping, water, and facilities that a tighter site simply cannot afford.
The redevelopment is expected to carry a fresh 99-year tenure, given the lease-upgrading premium paid on a site whose original 99 years ran from 1982. Height is capped at 50m, or up to 12 storeys, following the Civil Aviation Authority of Singapore's revision of its Obstacle Limitation Surfaces standards on 5 August 2025 — the regulatory change that made this redevelopment viable in the first place, and the reason the deal closed on the third attempt at a price the market had twice declined.
No official project name, unit mix, site plan or price list has been released. The estimated launch window is H2 2027 to H1 2028, subject to Provisional Permission, with an estimated TOP of 2031–2032. Everything on this page marked as an estimate is exactly that: a working figure derived from published land costs and comparable launches, published so that the arithmetic is checkable rather than asserted.
Loyang Valley Residences is the working reference name for the redevelopment of Loyang Valley, a 840,648 sq ft residential site at 200–224 Loyang Avenue, District 17, Singapore. The estate was sold en bloc for S$880 million on 17 April 2026 to a consortium led by SingHaiyi Group. The developer has not yet released an official project name — this site refers to the development by its address and its existing estate name, which is how buyers, agents and the press are currently searching for it. (Source: EdgeProp Singapore, 17 April 2026.)
The numbers behind it are unusually clean. Site area: 840,648 sq ft (78,099 sqm). Gross plot ratio: 1.6, giving an estimated gross floor area of about 1,345,000 sq ft. Applying URA's cited average unit size of 100 sqm (1,076 sq ft) produces an estimated 1,249 homes — the largest new launch the East has seen in years, and one likely to be released in phases rather than in a single event. Height is limited to 50m, or up to 12 storeys, under the revised civil-aviation height rules for this micro-location.
For families, two MOE SchoolFinder-verified primary schools sit within 1km — Pasir Ris Primary School and White Sands Primary School — with Casuarina Primary School and East Spring Primary School within 1–2km. For commuters, Loyang MRT (CR3) on the Cross Island Line is under construction on the site's own road frontage and targeted to open in 2030. For drivers, the Tampines Expressway and East Coast Parkway put Changi Airport, Tampines and the city within a straightforward drive.
The honest position at this stage: there is no price list, no unit mix, no site plan and no official name. What exists is a confirmed land cost, a confirmed site area, a confirmed developer, a funded MRT line under construction, and a set of estimates whose derivation is shown openly further down this page. Registering interest now costs nothing and puts you on the list for the moment each of those unknowns resolves.
Most "transformation stories" in Singapore property marketing are aspirational masterplans with no funding attached. Loyang's is not. Three of the four named catalysts around this site are already under construction or already in force: Cross Island Line Phase 1 including Loyang MRT (LTA, targeted 2030); the Changi Northern Corridor, a vehicular viaduct being built directly above the future station as part of the same road-and-rail package; and Changi Airport Terminal 5, which broke ground on 14 May 2025 for a mid-2030s opening. (Sources: LTA, Changi Airport Group / Ministry of Transport.)
The fourth is the one that made this site sellable at all. On 5 August 2025 the Civil Aviation Authority of Singapore revised its Obstacle Limitation Surfaces standards, freeing up building height near Changi by as much as 15 storeys for residential developments. This specific site's height limit rose from 40m to 50m, permitting redevelopment of up to 12 storeys. That is a realised regulatory change with a date attached, not a generic policy note — and it is why two earlier collective sale attempts failed and the third succeeded at an unchanged price.
The employment story is equally concrete. The SIA Engine Test Centre sits on Loyang Avenue itself; Changi Airport and Changi Business Park are within a short commute. Terminal 5 is designed for an eventual 50 million passengers a year, and both its construction workforce and its operational headcount represent a named, evidence-based tenant and buyer pool rather than a hopeful assumption. Landlords in the existing Loyang Valley have drawn on airport-proximity rental demand for years.
Looking further out, Cross Island Line Phase 2 and the Punggol Extension — six stations, construction begun July 2025 — are targeted for completion by 2032, extending the network this site plugs into. For a buyer with a genuine seven to ten year horizon, the catalysts land inside the hold period rather than beyond it. That is the structural argument for Loyang, and it is worth weighing against the honest constraint stated plainly further up this page: none of it is running today.
There is no operating MRT station near this site today, and none until 2030. That is the first thing worth saying, not the last. Loyang MRT (CR3) on the Cross Island Line is being built directly beneath Loyang Avenue at the junction with Loyang Lane — essentially on the site's own road frontage — under LTA contracts CR105 and CR106, and is targeted to open in 2030 as part of Cross Island Line Phase 1. Until then, residents of the surrounding area rely on buses and private transport.
The second thing worth saying is that 2030 arrives before this project's own estimated completion of 2031–2032. On current timelines the train should already be running by the time anyone collects keys. The wait is real during marketing and construction; it is not a lived-in hardship the way it would be for a completed development sitting without a station. What it does create is a sales-optics gap: there is nothing to show a comparing buyer today.
Station and travel reality, stated precisely:
(Walk time is an estimate derived from straight-line distance and a road-network factor; it will be confirmed against the final site plan. Expressway access is as commonly cited for the Loyang and Pasir Ris corridor.)
One further detail is worth knowing. Land Transport Guru's published station specifications note a planned fourth station exit sited directly outside Loyang Valley Condominium itself, with siting still to be confirmed. If it proceeds, that entrance would sit essentially on the redeveloped site's doorstep, ahead of the 7-minute walk estimate used elsewhere on this page. This is flagged as a possibility, not counted as a fact. (Sources: LTA, Land Transport Guru, and a February 2026 Ministry of Transport parliamentary reply on the station's siting.)
The residual risk is schedule risk on two dates rather than a permanent connectivity gap: LTA's 2030 target and this project's own estimated 2031–2032 completion both have to hold in the right order. Cross Island Line Phase 1 has already moved once, from 2029 to 2030, because of COVID. A further modest slip would need to land beyond 2031–2032 to actually affect a buyer's daily life rather than just the pre-launch sales narrative.
The image alongside is an illustrative concept only — not the developer's actual site plan. Real stack orientation, facing, view corridors and the unit mix are released together at Provisional Permission, estimated Q1 to Q2 2027. Register to be told the day it lands.
The station is under construction beneath Loyang Avenue at the Loyang Lane junction, on the site's own road frontage, under LTA contracts CR105 and CR106. It is targeted to open in 2030 — before this project's estimated 2031–2032 completion. Always described as targeted, never as confirmed.
Until the Cross Island Line opens, the corridor runs on buses and private transport. The Tampines Expressway and East Coast Parkway are the main road links, and Changi Airport is a short drive east — which is exactly why the aviation-sector catchment matters more here than it would elsewhere.
The e-brochure collects everything published so far — site facts, the collective sale history, the land-cost benchmark, connectivity and the estimated pricing derivation. It is updated as each unknown resolves.
200–224 Loyang Avenue, OCR
Up to 12 storeys, GPR 1.6
Fresh lease expected, date TBC
Important: the layouts shown below are indicative reference templates only. They are not Loyang Valley plans and do not represent this development's actual unit layouts, dimensions or orientations. Loyang Valley's real floor plans do not exist yet — they are released with the site plan at Provisional Permission, estimated Q1 to Q2 2027. These are shown purely to illustrate the typical configuration of each bedroom type.
At $959 psf ppr fully loaded — including the S$226 million land betterment charge and the S$246 million lease-upgrading premium — the land sits roughly 31% below the next-cheapest East OCR comparable, the Bayshore Road GLS site at $1,388 psf ppr. Bedok Rise came in at $1,330 and Bayshore Drive at $1,323–$1,324. Land cost is the largest single input into eventual launch pricing, and unlike a market view it is now fixed. (Sources: URA tender-award notices, EdgeProp Singapore, ERA Singapore Property Research, 2025–2026.)
At an estimated 1,249 homes on 840,648 sq ft, this is believed to be the East's second-largest residential plot after Mandarin Gardens. Scale has a real upside: a project this size becomes its own micro-market, generating enough resale volume over time to be its own price benchmark rather than depending on thin comparable data. It also carries real absorption risk — 1,249 units is more than double Vela Bay's 515, and Vela Bay had a doorstep MRT that this site will not have at launch.
SingHaiyi delivered Parc Clematis — the 1,468-unit redevelopment of the former Park West collective sale site, fully sold and completed in 2023 — and sold 72% of Vela Bay on launch day, 25 April 2026, at an average of $2,886 psf as a first mover in an unproven East precinct. Loyang Valley is both of those things at once. The group's merger with CEL Development adds direct construction capability to a site of this size. (Source: EdgeProp Singapore, 2026.)
Loyang MRT (CR3) is targeted for 2030 and under construction. The Changi Northern Corridor viaduct is being built above it. Changi Airport Terminal 5 broke ground on 14 May 2025 for a mid-2030s opening, and Cross Island Line Phase 2 with the Punggol Extension is targeted by 2032. For a buyer with a genuine seven to ten year horizon, these land inside the hold rather than beyond it — which is a materially different proposition from a masterplan with no funding attached.
No showflat has opened for Loyang Valley — the estimated launch window is H2 2027 to H1 2028. Register now to be contacted the moment a preview date, price list or unit mix is confirmed.
A gross plot ratio of 1.6 across 840,648 sq ft is rare in Singapore's private residential market, and it is the whole character of this site. The existing Loyang Valley kept a loyal, multi-decade owner base precisely because of its quiet, green, low-rise setting — several collective sale owners described it publicly as a rare kind of calm. In redevelopment terms that translates into genuine headroom for landscaping, water features and facilities per home, rather than a marketing adjective attached to a maximised site.
Pasir Ris Primary School and White Sands Primary School both sit within 1km per MOE SchoolFinder, with Casuarina Primary School and East Spring Primary School within 1–2km. That is a solid primary-school cluster by any measure, and it matters most to the buyer this site actually suits: the East-region family that wants to stay near parents, schools and the neighbourhood they already know, in more space than a flat can offer. A secondary school within 1km has not been separately verified and is not claimed here.
For anyone working at Changi Airport, the SIA Engine Test Centre on Loyang Avenue itself, or Changi Business Park, the usual objection to this address dissolves: the commute to work is short even without a train. Terminal 5's mid-2030s opening only deepens that employment base. This is the profile for which Loyang has always quietly worked, and the reason the existing estate's landlords have drawn on airport-proximity rental demand for years.
There is no Loyang Valley price list. There will not be one until the developer clears planning approvals and moves into pre-launch marketing, estimated H2 2027 to H1 2028. What can be done in the meantime is show the arithmetic openly rather than quote a number and hope.
Start from the confirmed land cost of $959 psf ppr. Add an estimated $490 psf for construction, the analyst-standard assumption for an Outside Central Region high-rise reinforced-concrete scheme, and an estimated $170 psf for financing, fees and developer margin. That produces an estimated developer breakeven of about $1,619 psf. Benchmark that against where comparable 2026 OCR launches have actually priced — a range of $2,100 to $2,900 psf — and the band consistent with this site's currently less-established micro-location is $2,250 to $2,500 psf (estimated).
That implies a wide margin of safety for the developer, which is a different thing from a promise about buyer pricing. It is an estimate with its workings shown, not a forecast. The eventual launch price could land above or below it.
| East OCR Land Benchmark | Land Rate | Site Area |
|---|---|---|
| Loyang Valley (this site, en bloc, Apr 2026) | $959 psf ppr | 840,648 sq ft |
| Bayshore Road GLS (Mar 2025) | $1,388 psf ppr | 113,000 sq ft |
| Bedok Rise GLS (Dec 2025) | $1,330 psf ppr | 218,500 sq ft |
| Bayshore Drive GLS (Jul 2026) | $1,323–$1,324 psf ppr | 616,506 sq ft |
Sources: URA official tender-award notices, EdgeProp Singapore, ERA Singapore Property Research, PropNex, 99.co (Nov 2025 – Jul 2026). En bloc land rates carry different cost components to GLS bids; the $959 psf ppr figure already includes both the land betterment charge and the lease-upgrading premium, which makes it a comparable all-in land cost rather than a like-for-like GLS bid.
Buyers comparing Loyang Valley vs Vela Bay are comparing two genuinely different propositions. Vela Bay is live today at an average of $2,886 psf, sits on top of an operating Bayshore MRT station, and comes with premium waterfront positioning — a real advantage at a real price premium. Coastal Cabana is an executive condominium in District 18 at roughly $1,7xx psf, the lowest quantum in the corridor for those who are EC-eligible. Loyang Valley offers neither doorstep rail today nor EC pricing; what it offers is the lowest entry-per-scale in the East and a station arriving during construction rather than after completion. Each of those rivals beats it on at least one dimension. That is the honest picture rather than a marketing table.
Three things genuinely support the case. The land is the cheapest the East has seen in two years and it is locked in. The developer has a directly analogous track record on both dimensions this site needs — mega en bloc redevelopment at Parc Clematis, and first-mover demand in an unproven East precinct at Vela Bay. And the catalysts are named, dated and funded rather than aspirational: Loyang MRT in 2030, Changi Airport Terminal 5 in the mid-2030s.
Three things genuinely work against it, and they belong in the same paragraph rather than a footnote. There is no operating MRT until 2030, which is a real friction during the entire decision window even though it should be resolved before anyone moves in. An estimated 1,249 units is a lot of volume to absorb without a live station at launch. And there is no directly comparable East OCR mega-launch that has completed and resold, which means exit-liquidity claims at this exact profile rest on inference rather than evidence.
On rental, the existing estate's own trailing yield is 3.1%, which anchors the precinct realistically. The aviation employment pool — the SIA Engine Test Centre, Changi Airport, Changi Business Park, and eventually Terminal 5 — is named and evidence-based rather than a generic "strong rental demand" claim. (Sources: EdgeProp Singapore, Stackedhomes, 2026.)
The profile this suits: an East-region buyer with a genuine seven to ten year horizon who is buying land-cost value and space, and is comfortable trusting two independent timelines — LTA's 2030 and this project's own estimated 2031–2032 completion — to land in the right order. It does not suit a buyer who needs to see a live station during their decision process.
The Loyang Valley developer is a consortium led by SGX Mainboard-listed SingHaiyi Group, which secured the site on 17 April 2026 for S$880 million. Joint-venture partners beyond SingHaiyi have not been named in verified public sources. The group's recent merger with CEL Development, the development arm of Chip Eng Seng with a thirty-year construction record, adds delivery capability that matters on a site this size.
The estimated Loyang Valley launch date is H2 2027 to H1 2028, subject to Provisional Permission and site-plan approval, with an estimated TOP of 2031–2032. The sequence to watch is: official project name (estimated H1 2027), site plan and stack orientation at Provisional Permission (estimated Q1 to Q2 2027), then unit mix and price list at pre-launch marketing. Register below and you will be told as each one lands, rather than finding out after the preview weekend.
Everything currently known about Loyang Valley after the 17 April 2026 collective sale — and everything that is not yet known, said plainly.
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Be told the moment the official project name, site plan, unit mix and price list for Loyang Valley are released. No price list exists yet — this is a priority list, not a booking.