For digest readers, the four numbers that matter for District 17 (Changi / Loyang) in February 2022 are: (a) transacted volume relative to trailing-12-month averages, (b) median PSF for the comparable-quality sample, (c) gross rental yield (where applicable), and (d) the segment-mix composition that influenced the headline aggregate. Cross-reference the chart in this digest against URA REALIS for verified caveat-level detail, and against the URA Property Price Index for the quarterly cycle-level benchmark.
The transacted activity reading for District 17 (Changi / Loyang) reflects the interplay between (1) the policy environment (IRAS ABSD rates for buyer-side cooling, IRAS BSD rates for the standard upfront stamp), (2) the financing cost environment (MAS SORA dashboard for the floating-rate benchmark plus typical 0.6–0.85% bank spread = ~4.0% all-in), and (3) the MAS TDSR / cooling measures explainer that caps debt-servicing at 55% of gross income. Each of these levers can shift period-to-period readings independently.
The February 2022 monthly market digest digest for District 17 (Changi / Loyang) sits within a defined cycle context. District 17 sits within the broader Singapore private residential cycle. This digest reads the period’s data alongside the structural framework set by Singapore’s post-April-2023 cooling-measure regime — foreigner ABSD at 60%, Singapore Citizen second-property ABSD at 20%, 3M SORA in the 3.0–3.5% band — that shapes how the raw figures translate into actionable buyer or seller decisions (as of 2022-02).
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- Sales volume: 48 transactions
- Average PSF: $1,117 psf (↓ 4.6% MoM)
- Rental volume: 99 leases, avg $2,600/mo
- OCR · D17 (Changi, Loyang)
Monthly Overview
District 17 (Changi, Loyang) recorded 48 sales transactions in February 2022 at an average PSF of $1,117 psf. The rental market saw 99 new leases.
Prices eased 4.6% YoY to $954 psf. At 48 deals, activity was 34% below average, pointing to subdued demand.
Notable Transactions
The highest-value transactions in District 17 during February 2022.
| Property | Price | PSF | Type | Sale Type |
|---|---|---|---|---|
| ASTON RESIDENCE | $3,000,000 | $642 psf | 5 BR | Resale |
| COASTAL VIEW RESIDENCES | $2,180,000 | $1,049 psf | 5 BR | Resale |
| PARC KOMO | $2,084,525 | $1,478 psf | 4 BR | New Sale |
| LOYANG VILLAS | $1,950,000 | $1,179 psf | 4 BR | Resale |
| LOYANG VILLAS | $1,850,000 | $1,146 psf | 4 BR | Resale |
Most Active Condos
Condos with the highest transaction volume in District 17.
| Property | Transactions | Avg PSF |
|---|---|---|
| PALM ISLES | 6 | $1,060 psf |
| HEDGES PARK CONDOMINIUM | 6 | $1,000 psf |
| LOYANG VILLAS | 5 | $1,118 psf |
| FERRARIA PARK CONDOMINIUM | 4 | $1,048 psf |
| THE JOVELL | 4 | $1,492 psf |
Recent PSF Trend (6 Months)
| Period | Volume | Avg PSF |
|---|---|---|
| 2021-09 | 82 | $1,150 psf |
| 2021-10 | 113 | $1,200 psf |
| 2021-11 | 71 | $1,194 psf |
| 2021-12 | 69 | $1,111 psf |
| 2022-01 | 56 | $1,171 psf |
| 2022-02 | 48 | $1,117 psf |
Bedroom Distribution
3 BR units dominated with 39.6% of transactions in District 17 during February 2022.
| Unit Type | Transactions | Avg PSF |
|---|---|---|
| 3 BR | 19 | $1,070 psf |
| 4 BR | 11 | $1,076 psf |
| 2 BR | 8 | $1,097 psf |
| 1 BR | 5 | $1,375 psf |
| Studio | 3 | $1,369 psf |
| 5 BR | 2 | $846 psf |
The February 2022 period’s transacted activity for District 17 (Changi / Loyang) reflects specific micro-level drivers. Within the aggregate figure, individual sub-segments (different unit types, floor bands, tenure types) typically move at different rates — the period’s ‘top movers’ are units or sub-cohorts whose performance deviated meaningfully from the mean. For investors and sellers, identifying these movers is more useful than the headline average because the mean smooths out the dispersion that creates actual buying or selling opportunities.
Typical top-mover categories in any digest period include: (a) freehold units in 99-year-dominated districts that command a meaningful tenure premium, (b) high-floor units in projects with strong views or panoramic orientation (5–15% PSF premium vs low-floor in same project), (c) recently-renovated stock that commands ~5–10% premium over comparable un-renovated transacted PSF, and (d) units close to recently-opened MRT lines or new developments that create proximity-premium uplift. For District 17 (Changi / Loyang) in February 2022, the dispersion across these categories is the more informative reading than the headline median. Use District 17 page for cross-reference.
Conversely, soft-mover categories typically include 99-year leasehold stock approaching financing-window thresholds (lease <30 years), units with unfavourable orientation or noise exposure, and developments where MCST management quality has degraded. Cross-reference URA REALIS for the per-project caveats and assess which projects in District 17 (Changi / Loyang) fall into which category.
The embedded chart for this monthly market digest digest of District 17 (Changi / Loyang) in February 2022 visualises the transacted activity trajectory. The two readings to focus on are (1) the absolute level versus the trailing-12-month mean, and (2) the direction of change across the most recent 3–4 periods. A single-period spike or trough is rarely informative; sustained directional movement across multiple periods signals a structural shift worth acting on.
For comparative context, place District 17 (Changi / Loyang)’s February 2022 reading against (a) the corresponding national-level URA Property Price Index figure for the segment, and (b) the equivalent reading in adjacent districts or towns. The relative positioning — whether District 17 (Changi / Loyang) is leading or lagging the national segment — informs whether the period’s reading is geography-specific or part of a broader cycle move. Use price heatmap for district-level visual comparison and district comparison for direct numeric benchmarking.
Looking ahead from February 2022, the forward variables for District 17 (Changi / Loyang) transacted activity are (a) the URA Government Land Sales pipeline within a 1km radius, which determines new-supply pressure, (b) the SORA trajectory over the next 2–4 quarters, which shapes mortgage-driven affordability, and (c) any local infrastructure changes (new MRT stations, school openings, redevelopment of neighbouring plots) that could shift relative attractiveness. Track these via URA REALIS and the MAS SORA dashboard (as of 2022-02).
FAQ
How many transactions were recorded in District 17 in February 2022?
What was the average PSF in District 17 in February 2022?
Which condo had the most transactions in District 17?
What does the February 2022 monthly market digest reading for District 17 (Changi / Loyang) indicate?
The reading is a snapshot of transacted activity in February 2022 for District 17 (Changi / Loyang) on the transacted activity dimension. Single-period readings are most informative when read against trailing-12-month and same-period-prior-year benchmarks. Pull verified caveats from URA REALIS for transaction-level detail (as of 2022-02).
How was this transacted activity figure computed?
The figure is derived from URA REALIS caveats for District 17 (Changi / Loyang) filed during February 2022. transacted activity computations follow standard methodologies: gross yield = annual rent / purchase price for the same unit cohort; transacted PSF = price / floor area; volume = caveat count for the segment. For HDB digests the equivalent source is the HDB resale portal.
How does this period compare to the same period a year ago?
Year-over-year comparison strips out seasonality. The most informative read is whether February 2022’s transacted activity reading is materially above or below the equivalent period one year earlier, controlling for the broader Singapore property cycle. Use the URA Property Price Index for cycle-level context.
What policy environment shaped this reading?
The reading sits within the post-April-2023 cooling-measure regime: foreigner ABSD 60%, SC second-property ABSD 20%, TDSR 55% per the MAS TDSR / cooling measures explainer. SORA-linked mortgage rates near 4.0% effective shape the affordability ceiling. These structural variables affect demand-side composition across all digest periods since 2023.
Should I act on this digest?
Honest answer: depends on holding horizon and buyer profile. For owner-occupiers with 10+ year horizons, single-period digest readings rarely trigger action. For sellers or short-horizon investors, sustained directional moves across 3–4 periods may indicate timing windows. Cross-reference your specific buyer profile via the IRAS BSD rates and CPF home ownership rules alongside the digest data.
Methodology & Sources
Figures below are drawn from February 2022 and revised every month.
Transaction data sourced from URA REALIS.
- Transaction data from URA REALIS.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.