Aston Residence
Overview & Key Facts
Aston Residence is a modest 28-unit boutique development tucked along Jalan Loyang Besar in District 17 — the Pasir Ris/Loyang pocket of the Outside Central Region. Completed in 2011 by RV Capital Pte Ltd, it sits in a quiet, low-rise neighbourhood dominated by landed housing, light industry, and the wider Loyang residential fabric. This is emphatically not a marquee launch; it is a small, humble block aimed at buyers who value seclusion over scale.
The development’s most consequential feature has nothing to do with architecture or amenities — it is the lease. Despite unusual documentation around a 946-year head lease dating to 1938, the underlying interest available to residential buyers is a 99-year leasehold structure, and by 2026 approximately only 11 years remain before the operative lease expires. That single fact overwhelms every other consideration on this page, and buyers must read the rest of this review through that lens.
With just 28 units, total transaction volume is naturally thin — roughly 14 recorded sales across the property’s lifetime at an average price around S$3.05 million. Average PSF over the last 12 months sits near S$712, a price point that reflects both the low-rise generous layouts and the heavily discounted short-lease status. Buyer interest is specialised, not mainstream.
Location & Connectivity
Jalan Loyang Besar sits in one of Singapore’s quieter eastern pockets. The address is firmly in the Pasir Ris / Loyang belt, closer in character to the landed and light-industrial areas near Loyang Way than to the busier Pasir Ris Central retail strip. For residents who want calm and space between neighbours, this is a genuine plus. For anyone expecting a polished high-street environment, it will feel remote.
The nearest MRT station is Pasir Ris (East-West Line), and it is not within comfortable walking distance from Aston Residence. In practice, residents drive, cycle, or take a short bus ride to reach the station. The OneMap walking network confirms the distance makes this a car-dependent location. The walkability score of 5/100 is, if anything, generous.
For drivers, connectivity is better. The Tampines Expressway (TPE) and the East Coast Parkway (ECP) via Tampines Avenue are both accessible within minutes, putting Changi Airport roughly 10 minutes away and the CBD around 25–30 minutes off-peak. The proximity to Changi is a genuine asset for households with aviation or airport-linked jobs.
For daily errands, residents lean on White Sands mall and Downtown East in Pasir Ris, both a short drive away. Pasir Ris Park and the beachfront PCN are within easy reach by car or bicycle, giving weekend life more open-air character than most inland condos can offer. LTA transport data consistently ranks this part of the island among the lower-density commute corridors.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | secondary | ~1.6 km |
| Meridian Primary School | primary | ~1.6 km |
| Stamford American International School | international | ~1.6 km |
| Pasir Ris Primary School | primary | ~1.7 km |
| Meridian Secondary School | secondary | ~1.7 km |
| Elias Park Primary School | primary | ~1.7 km |
| Brighton College (Singapore) | international | ~1.8 km |
| Pasir Ris Secondary School | secondary | ~1.8 km |
Facilities
Facilities at Aston Residence are appropriately humble for a 28-unit boutique block. Expect the core essentials — a lap pool, a small gym, BBQ pits, and covered parking — rather than the resort-scale clubhouses found at mega-condos nearby like The Jovell or Hedges Park. The scale simply does not support more, and residents generally appreciate that a smaller facility footprint means lower monthly maintenance and less crowding.
“For a small development, you are really paying for privacy and quiet rather than bells and whistles. Anyone expecting a grand clubhouse needs to look at the bigger nearby condos.”
— General sentiment echoed across boutique condo discussions on HardwareZone property forums
The practical implication: if you want a tennis court, function room, or 50m pool on-site, Aston Residence is the wrong choice. If you value a short walk from your door to a quiet pool with no queues, the small-scale setup works in your favour.
Pricing & Market Position
Based on 14 recorded transactions, sale prices range from $2,300,000 to $3,385,000, averaging $3,054,821 (~$712 psf).
Rents range from $5,500 to $8,200 per month across 10 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 28.7% (from $560 to $721 psf).
Neighbourhood Comparison
Against direct District 17 alternatives, the contrast is stark. The Jovell (PSF ~S$1,394, 99-year lease from 2018, 428 units) and Hedges Park Condominium (PSF ~S$1,151, 99-year lease from 2010, 501 units) both offer far longer remaining tenure and far larger amenity sets at only modestly higher absolute prices. Parc Komo (PSF ~S$1,627, freehold, 276 units) offers a perpetual tenure profile that eliminates the lease-decay problem entirely.
Coastal Cabana and Kassia fill out the comparator set with similar freehold or longer-leasehold advantages. Aston Residence is the cheapest on paper among them — by a wide margin — but that discount is precisely priced to compensate for the remaining lease, not a genuine market inefficiency. For most buyers, the neighbouring developments offer a materially better risk-adjusted proposition.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ASTON RESIDENCE | 946 yrs lease commencing from 1938 | 2011 | 28 | $712 |
| COASTAL CABANA | 99 years leasehold | 2026 | 748 | $1,791 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 2021 | 428 | $1,395 |
| KASSIA | Freehold | 2024 | 276 | $2,032 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 2014 | 501 | $1,153 |
| PARC KOMO | Freehold | 2021 | 276 | $1,628 |
Lease Decay Analysis
The 99-year lease runs from 1938, meaning approximately 88 years have already been consumed. Roughly 11 years remain.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~11 years | CPF restrictions may apply |
| 2037 | Expiry | Lease reverts to state |
ShiokNest Scores
Our proprietary scoring system evaluates ASTON RESIDENCE across multiple dimensions.
What Residents Say
“It is really quiet here. You hear birds in the morning, not traffic. That is worth a lot if you have had enough of central-area noise and crowds.”
— Paraphrased resident sentiment common to boutique Loyang developments
“You need a car. There is no way around it. The MRT is too far to walk daily in this heat.”
— Typical commuter feedback for the Jalan Loyang Besar cluster
“The lease is the elephant in the room. Anyone buying here knows the math. If you do not, do not buy.”
— Sentiment echoed on PropertyGuru short-lease discussion threads
Because Aston Residence has only 28 units, there is almost no public review footprint across the usual platforms. Buyers should supplement online research with an in-person visit, conversations with the MCST office, and a careful read of the Strata Roll and Sinking Fund balance — all more consequential for a boutique block than a mega-development.
Strengths & Weaknesses
- Very low absolute PSF (~S$712) due to short-lease pricing
- Boutique 28-unit scale means minimal crowding at facilities
- Quiet Loyang location with low traffic and landed-area surroundings
- Close proximity to Changi Airport (~10 min by car)
- Reasonable access to TPE and ECP for drivers
- Generous unit sizes typical of 2011-vintage developments
- Lower maintenance fees than mega-condo alternatives
- Pasir Ris Park and beachfront PCN reachable by short drive
- CRITICAL: Only ~11 years of operative lease remaining as of 2026
- Bank financing extremely restrictive at this lease length
- CPF usage disallowed or capped under 60-year lease threshold
- Walkability score 5/100 — MRT not walkable, car essential
- Minimal on-site facilities vs larger district alternatives
- Thin transaction volume (only ~14 lifetime sales) limits price discovery
- Gross yield ~2.75% does not obviously offset lease-decay risk
- Almost no public review footprint given 28-unit scale
- Resale liquidity will tighten sharply as lease runs down
Verdict
Aston Residence is, quite frankly, a niche product. The short remaining lease places it outside the realm of a conventional residential purchase. For cash buyers with a specific 5–10 year horizon — perhaps older downsizers, holding-company acquisitions, or rental-yield plays with clear exit planning — the discounted PSF may make sense. For anyone planning to finance with a bank loan, use CPF, or hold for 20+ years, this is not a viable purchase.
The gross yield of around 2.75% is modest and does not obviously compensate for the lease decay risk. An investor must believe rental yields will hold firm over the remaining lease window and plan for an exit well before the final years, when resale liquidity typically evaporates. That is a defensible thesis, but not an easy one.
Our honest take: most readers of this review should look elsewhere in District 17 — The Jovell, Hedges Park, or Parc Komo offer vastly longer tenure at higher but still reasonable PSF. Aston Residence deserves consideration only from buyers who have specifically stress-tested the short-lease math and concluded it fits their plan.