LE LOYANG is a 67-year balance leasehold development along JALAN LOYANG BESAR in District 17 (Loyang / Changi), part of the OCR segment of Singapore's private residential market. The project comprises 24 units and is TOP 1994.
This profile draws on 5 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 17 (Loyang / Changi), the immediate context for LE LOYANG is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 5 sales and 33 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LE LOYANG dashboard.
- Average sale price: $1,232,200 across 5 transactions
- Estimated gross rental yield: 3.0%
- District 17 PSF ranking: Value tier (top 80%)
- 999 yrs lease commencing from 1885 · OCR · D17 · 24 units
About LE LOYANG
LE LOYANG is a 999 yrs lease commencing from 1885 condominium, located at JALAN LOYANG BESAR in District 17 (Changi, Loyang) (Outside Central Region), developed by TAI CHUAN DEVELOPMENT (PTE) LTD, comprising 24 residential units, completed in 1994.
With approximately 67 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LE LOYANG:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 4 | $1,017 psf | $1,177,750 |
| 4 BR | 1 | $929 psf | $1,450,000 |
Sales Market Overview
LE LOYANG has recorded 5 sale transactions with an average transaction price of $1,232,200, ranging from $999,000 to $1,450,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $928 psf | $999,000 | — |
| 2022 | 1 | $929 psf | $1,450,000 | ↑ 0.1% |
| 2023 | 1 | $966 psf | $1,290,000 | ↑ 4.0% |
| 2024 | 1 | $983 psf | $1,100,000 | ↑ 1.7% |
| 2026 | 1 | $1,192 psf | $1,322,000 | ↑ 21.3% |
LE LOYANG ranks in the top 80% of condos in District 17 by average PSF.
Compared to the OCR average of $1,550 psf, LE LOYANG trades 35.5% below the segment benchmark.
Loading chart data...
Rental Market Overview
LE LOYANG has recorded 33 rental transactions with monthly rents averaging $3,112/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 13 | $2,958/mo | $1,950/mo | $4,000/mo |
| 3 BR | 20 | $3,213/mo | $2,400/mo | $5,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 5 | $2,290/mo |
| 2022 | 7 | $2,886/mo |
| 2023 | 6 | $3,542/mo |
| 2024 | 8 | $3,370/mo |
| 2025 | 6 | $3,258/mo |
| 2026 | 1 | $3,300/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, LE LOYANG delivers an estimated gross rental yield of 3.0%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 17
Side-by-side comparison against the most actively traded condos in District 17 (Changi, Loyang):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| COASTAL CABANA | 99 years leasehold | 748 | $1,791 psf | 597 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 428 | $1,395 psf | 269 |
| KASSIA | Freehold | 276 | $2,032 psf | 226 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 501 | $1,153 psf | 195 |
| PARC KOMO | Freehold | 276 | $1,628 psf | 178 |
Location Map
Map shows LE LOYANG (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LE LOYANG
- Pasir Ris MRT
- Pasir Ris Primary School
- Pasir Ris Crest Secondary School
- Pasir Ris Secondary School
Nearby MRT Stations
LE LOYANG is 970m from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 970m |
Nearby Schools
There are 9 schools within 2 km of LE LOYANG, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Primary School | Primary | 780m |
| Pasir Ris Crest Secondary School | Secondary | 850m |
| Pasir Ris Secondary School | Secondary | 960m |
| Stamford American International School | International | 970m |
| Meridian Primary School | Primary | 1.0 km |
| Elias Park Primary School | Primary | 1.0 km |
| Meridian Secondary School | Secondary | 1.0 km |
| Brighton College (Singapore) | International | 1.1 km |
| White Sands Primary School | Primary | 1.1 km |
Boutique character. With 24 units, LE LOYANG keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Pasir Ris Primary School sits about 0.78km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Moderate MRT walk. At 0.97km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Lease tenor below 75 years. With roughly 67 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
Thin transaction history. With only 5 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: LE LOYANG sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 5 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for LE LOYANG?
What is the rental yield for LE LOYANG?
Is LE LOYANG freehold or leasehold?
How far is the nearest MRT from LE LOYANG?
What is the tenure of LE LOYANG?
How does LE LOYANG compare to other projects in the district?
What stamp duty applies for a foreign buyer of LE LOYANG?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 5 transactions analysed
- Rental data: 33 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for LE LOYANG
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.