LIGHTHOUSE is a 66-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 51 units and is TOP 2004.
This profile draws on 14 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.
At roughly 22 years from TOP, LIGHTHOUSE is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 17 (Loyang / Changi), the immediate context for LIGHTHOUSE 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 14 sales and 13 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LIGHTHOUSE dashboard.
- Average sale price: $1,420,071 across 14 transactions
- Estimated gross rental yield: 3.9%
- District 17 PSF ranking: Value tier (top 94%)
- 99 yrs lease commencing from 1993 · OCR · D17 · 51 units
About LIGHTHOUSE
LIGHTHOUSE is a 99 yrs lease commencing from 1993 condominium, located at JALAN LOYANG BESAR in District 17 (Changi, Loyang) (Outside Central Region), developed by HONG HOW CORPORATION PTE LTD, comprising 51 residential units, completed in 2004.
With approximately 66 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 LIGHTHOUSE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 8 | $915 psf | $1,074,500 |
| 4 BR | 2 | $786 psf | $1,450,000 |
| 5+ BR | 4 | $701 psf | $2,096,250 |
Sales Market Overview
LIGHTHOUSE has recorded 14 sale transactions with an average transaction price of $1,420,071, ranging from $820,000 to $2,325,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $672 psf | $1,351,600 | — |
| 2022 | 3 | $900 psf | $1,062,667 | ↑ 33.9% |
| 2023 | 2 | $902 psf | $1,720,000 | ↑ 0.3% |
| 2024 | 2 | $971 psf | $1,445,000 | ↑ 7.6% |
| 2025 | 2 | $946 psf | $1,802,500 | ↓ 2.5% |
LIGHTHOUSE ranks in the top 94% of condos in District 17 by average PSF.
Compared to the OCR average of $1,550 psf, LIGHTHOUSE trades 46.1% below the segment benchmark.
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Rental Market Overview
LIGHTHOUSE has recorded 13 rental transactions with monthly rents averaging $4,592/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 7 | $3,400/mo | $2,800/mo | $4,000/mo |
| 4 BR | 6 | $5,983/mo | $4,000/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $3,500/mo |
| 2022 | 3 | $5,033/mo |
| 2023 | 2 | $5,300/mo |
| 2024 | 2 | $5,150/mo |
| 2025 | 2 | $4,700/mo |
| 2026 | 2 | $3,650/mo |
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Investment Analysis
Based on average rents and sale prices, LIGHTHOUSE delivers an estimated gross rental yield of 3.9%. 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 LIGHTHOUSE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LIGHTHOUSE
- Pasir Ris MRT
- Pasir Ris Crest Secondary School
- Pasir Ris Primary School
- Stamford American International School
Nearby MRT Stations
LIGHTHOUSE is 1.3 km from Pasir Ris MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Ris | EW1 | East-West Line | 1.3 km |
Nearby Schools
There are 9 schools within 2 km of LIGHTHOUSE.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | Secondary | 1.1 km |
| Pasir Ris Primary School | Primary | 1.1 km |
| Stamford American International School | International | 1.1 km |
| Meridian Primary School | Primary | 1.1 km |
| Meridian Secondary School | Secondary | 1.2 km |
| Elias Park Primary School | Primary | 1.2 km |
| Pasir Ris Secondary School | Secondary | 1.2 km |
| Brighton College (Singapore) | International | 1.3 km |
| White Sands Primary School | Primary | 1.4 km |
Boutique character. With 51 units, LIGHTHOUSE 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 Crest Secondary School sits about 1.05km 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.
MRT is a commute, not a walk. The nearest station is 1.25km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
Lease tenor below 75 years. With roughly 66 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 14 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: LIGHTHOUSE 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. 14 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
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Is LIGHTHOUSE freehold or leasehold?
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What is the tenure of LIGHTHOUSE?
How does LIGHTHOUSE compare to other projects in the district?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 14 transactions analysed
- Rental data: 13 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 LIGHTHOUSE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.