District 17 — Changi and Loyang — is Singapore's quietest OCR pocket: 52 condos, median $1,279 psf, median rent $3,200/mo, and a gross yield of 2.9%. Terminal 5 groundbreaking (May 2025) and two Cross Island Line stations targeting 2030 are repricing the long-term case for the far east.
Tucked into Singapore's far eastern tip, District 17 has long worn its distance from the city as a badge of honour rather than a handicap. Changi and Loyang form the airport-anchored quietest corner of the OCR — a sub-market of landed enclaves, low-density condominiums, and an almost suburban calm.
Where most OCR districts compete on MRT proximity, D17 has historically competed on space, greenery, and the intangible appeal of living within cycling distance of East Coast Park's northern extension and the Changi Sailing Club. The trade-off has always been connectivity: bus-dependent, relatively far from the Circle and East-West lines. That calculus is changing. The Cross Island Line Phase 1, targeting completion by 2030, will bring Loyang and Pasir Ris East MRT stations directly into the district, per LTA.
Terminal 5 broke ground on 14 May 2025 with two contracts worth S$4.5 billion awarded. CAG's timeline targets mid-2030s operations, adding capacity for up to 50 million passengers per year and bringing total airport throughput to 135 million annually, per MOT.
Changi Business Park, managed by JTC Corporation, concentrates high-tech software, R&D, data centres, and financial back-offices — Citibank, DBS, Standard Chartered, and UBS all operate units there. The 2026 addition of Xilin MRT station will shorten commutes from D17 into the park, per JTC.
Loading chart data...
- 52 condos tracked in District 17 (OCR)
- Median PSF: $1,279 psf across 3,174 sales
- Median rent: $3,200/mo across 6,907 leases
- Estimated gross yield: 2.9%
- Segment: Outside Central Region
District Overview
District 17 covers Changi, Loyang, located in Singapore's Outside Central Region (OCR). ShiokNest currently tracks 52 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| ASTON RESIDENCE | JALAN LOYANG BESAR | 946 yrs lease commencing from 1938 | 28 | 2011 |
| AVILA GARDENS | FLORA ROAD | Freehold | 347 | 1995 |
| AVILA TERRACE | MARIAM WAY | Freehold | 112 | 1996 |
| AZALEA PARK CONDOMINIUM | FLORA ROAD | 999 yrs lease commencing from 1885 | 316 | 1996 |
| BALLOTA PARK CONDOMINIUM | MARIAM WAY | Freehold | 365 | 2000 |
| BENA PARK | JALAN BENA | Freehold | — | — |
| BLUWATERS | JALAN LOYANG BESAR | 946 yrs lease commencing from 1938 | 45 | 2007 |
| BLUWATERS 2 | JALAN LOYANG BESAR | 946 yrs lease commencing from 1938 | 71 | 2010 |
| BUKIT LOYANG ESTATE | JALAN BATALONG EAST | Freehold | — | — |
| CARISSA PARK CONDOMINIUM | FLORA DRIVE | Freehold | 528 | 2003 |
| CASA AL MARE | JALAN LOYANG BESAR | Freehold | 49 | 2021 |
| CASA PASIR RIS | JALAN LOYANG BESAR | 946 yrs lease commencing from 1938 | 58 | 1997 |
| CELADON VIEW | JALAN LOYANG BESAR | 999 yrs lease commencing from 1885 | 27 | 1999 |
| CHANGI GROVE | JALAN MARIAM | Freehold | 50 | — |
| CHANGI HEIGHTS | JALAN SINAR BINTANG | Freehold | 60 | 2002 |
| CLYDESCOVE | LOYANG PLACE | 946 yrs lease commencing from 1937 | — | — |
| COASTAL BREEZE RESIDENCES | LOYANG BESAR CLOSE | 99 yrs lease commencing from 2008 | 63 | 2012 |
| COASTAL CABANA | JALAN LOYANG BESAR | 99 years leasehold | 748 | 2026 |
| COASTAL VIEW RESIDENCES | JALAN LOYANG BESAR | 999 yrs lease commencing from 1885 | 40 | 2009 |
| DAHLIA PARK CONDOMINIUM | FLORA DRIVE | Freehold | 299 | 2004 |
| EDELWEISS PARK CONDOMINIUM | FLORA ROAD | Freehold | 517 | 2006 |
| ESTELLA GARDENS | FLORA ROAD | Freehold | 350 | 1999 |
| FERRARIA PARK CONDOMINIUM | FLORA DRIVE | Freehold | 472 | 2017 |
| HEDGES PARK CONDOMINIUM | FLORA DRIVE | 99 yrs lease commencing from 2010 | 501 | 2014 |
| JLB RESIDENCES | JALAN LOYANG BESAR | 946 yrs lease commencing from 1937 | 36 | 2008 |
| KASSIA | FLORA DRIVE | Freehold | 276 | 2024 |
| LE LOYANG | JALAN LOYANG BESAR | 999 yrs lease commencing from 1885 | 24 | 1994 |
| LIGHTHOUSE | JALAN LOYANG BESAR | 99 yrs lease commencing from 1993 | 51 | 2004 |
| LIRIA TERRACE | MARIAM WALK | Freehold | 74 | 1998 |
| LOYANG COURT | JALAN LOYANG BESAR | 99 yrs lease commencing from 1994 | 12 | 1997 |
| LOYANG GARDENS | JALAN LOYANG BESAR | 999 yrs lease commencing from 1885 | 12 | — |
| LOYANG GREEN | JALAN LOYANG BESAR | — | — | — |
| LOYANG GROVE | LOYANG BESAR CLOSE | 99 yrs lease commencing from 1994 | — | — |
| LOYANG TOWNHOUSES | JALAN LOYANG BESAR | 946 yrs lease commencing from 1938 | 20 | — |
| LOYANG VALLEY | LOYANG AVENUE | 99 yrs lease commencing from 1982 | 362 | 1985 |
| LOYANG VILLAS | LOYANG RISE | 99 yrs lease commencing from 1993 | 423 | 1996 |
| OCEAN FRONT SUITES | JALAN LOYANG BESAR | 946 yrs lease commencing from 1937 | 58 | 2016 |
| PALM ISLES | FLORA DRIVE | 99 yrs lease commencing from 2011 | 429 | 2015 |
| PARC KOMO | UPPER CHANGI ROAD NORTH | Freehold | 276 | 2021 |
| PARC OLYMPIA | FLORA DRIVE | 99 yrs lease commencing from 2012 | 486 | 2015 |
| RIZ HAVEN | JALAN LOYANG BESAR | 946 yrs lease commencing from 1938 | 33 | 2010 |
| SANDY PALM | JALAN LOYANG BESAR | 99 yrs lease commencing from 1996 | 48 | 2002 |
| SPRINGBROOK TERRACE | JALAN MARIAM | Freehold | 16 | 1998 |
| TANAH MERAH PARK | TANAH MERAH BESAR LANE | Freehold | — | — |
| THE EDGEWATER | JALAN LOYANG BESAR | Freehold | 53 | 2003 |
| THE GALE | FLORA ROAD | Freehold | 329 | 2013 |
| THE INFLORA | FLORA DRIVE | 99 yrs lease commencing from 2012 | 396 | 2017 |
| THE JOVELL | FLORA DRIVE | 99 yrs lease commencing from 2018 | 428 | 2021 |
| THE SHOREFRONT | JALAN LOYANG BESAR | 999 yrs lease commencing from 1937 | 23 | 2023 |
| TOH ESTATE | CHIN TERRACE | Freehold | — | — |
| VICTORY VILLE | TOH DRIVE | Freehold | — | — |
| WATERCREST | LOYANG BESAR CLOSE | 999 yrs lease commencing from 1885 | 16 | 1993 |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 190 | $735,597 | $1,580 psf |
| 1-Bed | 353 | $952,127 | $1,530 psf |
| 2-Bed | 853 | $1,204,447 | $1,415 psf |
| 3-Bed | 1,193 | $1,509,441 | $1,358 psf |
| 4-Bed | 378 | $1,975,305 | $1,242 psf |
| 5-Bed | 207 | $3,178,388 | $1,013 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-05 | 35 | $1,325 psf |
| 2025-06 | 31 | $1,481 psf |
| 2025-07 | 34 | $1,294 psf |
| 2025-08 | 39 | $1,321 psf |
| 2025-09 | 31 | $1,390 psf |
| 2025-10 | 35 | $1,359 psf |
| 2025-11 | 27 | $1,342 psf |
| 2025-12 | 26 | $1,341 psf |
| 2026-01 | 494 | $1,768 psf |
| 2026-02 | 38 | $1,415 psf |
| 2026-03 | 130 | $1,682 psf |
| 2026-04 | 40 | $1,602 psf |
From 2021 to 2026, average PSF in District 17 has appreciated by 50.2% (~10% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 795 | $1,148 psf | — |
| 2022 | 458 | $1,144 psf | ↓ 0.3% |
| 2023 | 285 | $1,202 psf | ↑ 5.1% |
| 2024 | 541 | $1,518 psf | ↑ 26.2% |
| 2025 | 393 | $1,364 psf | ↓ 10.1% |
| 2026 | 702 | $1,724 psf | ↑ 26.4% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | KASSIA | $2,032 psf | $1,390,204 | 226 |
| 2 | THE SHOREFRONT | $1,893 psf | $1,787,686 | 11 |
| 3 | COASTAL CABANA | $1,791 psf | $1,839,824 | 597 |
| 4 | AVILA TERRACE | $1,705 psf | $3,273,118 | 15 |
| 5 | LIRIA TERRACE | $1,688 psf | $3,059,861 | 8 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | COASTAL CABANA | 597 | $1,791 psf |
| 2 | THE JOVELL | 269 | $1,395 psf |
| 3 | KASSIA | 226 | $2,032 psf |
| 4 | HEDGES PARK CONDOMINIUM | 195 | $1,153 psf |
| 5 | PARC KOMO | 178 | $1,628 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 369 | $4,876/mo | $1,300/mo | $19,000/mo |
| 1-Bed | 1,342 | $2,450/mo | $954/mo | $3,900/mo |
| 2-Bed | 2,814 | $3,054/mo | $1,500/mo | $5,000/mo |
| 3-Bed | 2,158 | $3,615/mo | $1,500/mo | $8,000/mo |
| 4-Bed | 210 | $4,474/mo | $2,300/mo | $7,800/mo |
| 5-Bed | 14 | $6,889/mo | $5,350/mo | $8,300/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $735,597 | $4,876/mo | 7.95% |
| 1-Bed | $952,127 | $2,450/mo | 3.09% |
| 2-Bed | $1,204,447 | $3,054/mo | 3.04% |
| 3-Bed | $1,509,441 | $3,615/mo | 2.87% |
| 4-Bed | $1,975,305 | $4,474/mo | 2.72% |
| 5-Bed | $3,178,388 | $6,889/mo | 2.60% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
ShiokNest's URA REALIS dataset for D17 covers 3,174 caveated sales and 6,907 rental leases from 2021 to 2026, spanning 52 tracked condominiums. The district's median transaction PSF of $1,279 places it solidly in the lower quartile of OCR pricing — approximately 15–20% below the broader OCR median.
| Tier | Representative Condos | Tenure Profile | Approx. PSF Range |
|---|---|---|---|
| Premium / New | Kassia, Coastal Cabana, Parc Komo | Freehold / 99-yr new | $1,450 – $1,750 |
| Mid / Established | Palm Isles, Hedges Park, Parc Olympia | 99-yr (2011–2015) | $1,100 – $1,350 |
| Entry / Ageing Leasehold | Loyang Villas, Loyang Valley, Sandy Palm | 99-yr (pre-2000) | $850 – $1,100 |
The most significant new-supply event is the Loyang Valley en bloc redevelopment. SingHaiyi acquired the site for S$692 million with plans for approximately 1,249 units, per Stacked Homes.
On the rental side, D17's median of $3,200/mo across 6,907 leases yields an estimated gross yield of 2.9%. Corporate tenants from Changi Business Park and aviation-sector employers support demand for two- and three-bedroom units.
- Track the Loyang Valley relaunch pricing — when SingHaiyi releases the new project, its launch PSF will become the new benchmark ceiling for D17.
- Prioritise freehold or 999-yr stock on Flora Road / Mariam Way — Kassia (freehold, TOP 2024) and Ferraria Park have shown stronger PSF resilience.
- Model the Cross Island Line timing into your hold horizon — Phase 1 targets 2030 for Loyang and Pasir Ris East stations.
- Screen entry-tier 99-yr stock for lease decay risk — Loyang Villas (lease commenced 1993), Sandy Palm carry leases now below 70 years.
- Use ShiokNest's yield calculator before committing — at $1,279 psf median and $3,200/mo median rent, the gross yield is 2.9%.
- Check corporate-tenant demand before buying to let — D17's rental pool skews toward Changi Business Park employees.
Frequently Asked Questions
What is the average PSF in District 17?
Is District 17 in CCR, RCR, or OCR?
What are the best condos in District 17?
What is the rental yield in District 17?
How many condos are in District 17?
Is District 17 going to get an MRT station?
Yes. The Cross Island Line Phase 1 includes two stations directly serving D17: Loyang MRT and Pasir Ris East MRT, both targeted for completion by 2030.
How does Terminal 5 affect D17 property prices?
Changi Airport Group broke ground on Terminal 5 in May 2025. When operational in the mid-2030s, T5 will handle up to 50 million additional passengers annually. D17 landlords are well-placed to capture rental demand from aviation, logistics, and support-service workers.
Is District 17 a good investment in 2026?
D17 carries a compelling medium-term thesis: two CRL stations arriving by 2030, Terminal 5 anchoring aviation employment, and a new 1,249-unit SingHaiyi project expected to reset the district's price ceiling. Entry PSFs remain 15–20% below the broader OCR median.
What is the largest new launch in District 17?
The Loyang Valley redevelopment — acquired by SingHaiyi for approximately S$692 million in the largest Singapore en bloc deal in recent years — is set to become D17's landmark new launch, with approximately 1,249 units planned.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.