Le Loyang
Overview & Key Facts
Le Loyang is a compact, low-profile condominium on Jalan Loyang Besar in District 17 — a quiet residential lane that sits within walking distance of Pasir Ris Beach Park yet is rarely mentioned in the same breath as the more heavily marketed launches along Flora Drive. Completed in 1994 and developed by Tai Chuan Development, the project comprises just 24 units across a modest low-rise footprint, placing it firmly in the boutique category where privacy and a neighbourly atmosphere substitute for the resort-scale amenities found in larger developments.
The tenure situation deserves careful reading. Registered as a 999-year leasehold from 1885, Le Loyang sits in a land category that once implied near-perpetual ownership — but the practical lease remaining, as computed from the underlying land title and financing guidelines, is approximately 67 years as of 2026. That figure is significant: the 60-year threshold, at which maximum loan tenor drops to 30 years, arrives in roughly seven years (around 2033), and the 40-year threshold, at which CPF usage is fully restricted, arrives in 2053. Buyers financing the purchase today must factor these milestones into their hold-period strategy.
With only five sales transactions on record and an average PSF of approximately S$1,192 over the past 12 months, Le Loyang trades at a meaningful discount to every newer freehold and leasehold peer in D17. That discount reflects both the lease clock and the absence of facilities — but for the right buyer profile (own-stay, rental income focus, value-oriented) it opens a door into a beachside postal district that is otherwise repriced well beyond S$1,600 psf at the nearest comparable projects.
Location & Connectivity
Jalan Loyang Besar sits in the north-eastern corner of Singapore, a residential enclave bordered by Pasir Ris Beach Park to the north, Loyang Industrial Estate to the east, and the Changi and Tampines expressway corridors to the south and west. The address places Le Loyang roughly 0.97 km from Pasir Ris MRT station on the East West Line — a distance that is technically walkable but feels longer in Singapore’s humidity, particularly in the afternoon. Most residents drive or take the short feeder-bus hop; Pasir Ris is served by multiple bus routes connecting Jalan Loyang Besar to the interchange.
For car-owning households, the connectivity story is considerably more comfortable. The TPE and PIE are both easily accessible, placing Tampines Regional Centre within 8 minutes, Changi Airport within 10 minutes, and the CBD at approximately 30 to 35 minutes in off-peak conditions. Loyang is also close to the Changi Business Park and Singapore Expo, giving professionals working in the eastern employment corridor a meaningful commute advantage.
Day-to-day amenities are within reach but not walkable in the pure sense. White Sands shopping mall at Pasir Ris and Elias Mall are both within 1.5 km, with the large Pasir Ris Bus Interchange acting as a natural hub for retail, food courts, and services. The Pasir Ris hawker centre (Block 442/444) is a short drive away, and the Loyang Tua Pek Kong temple precinct adds a distinctive local character to the immediate neighbourhood. For families with children, Stamford American International School is within 1 km — an unusual proximity for a mid-range D17 address.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Primary School | primary | Within 1 km |
| Pasir Ris Crest Secondary School | secondary | Within 1 km |
| Pasir Ris Secondary School | secondary | Within 1 km |
| Stamford American International School | international | Within 1 km |
| 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 |
Facilities
At 24 units, Le Loyang is definitively boutique — and the facilities reflect that scale honestly. Residents can expect the standard small-development package: a swimming pool, covered car park, and minimal landscaping around the pool deck. There is no gym, no function room, no tennis or badminton court, and no clubhouse. For residents who value privacy, a quiet compound, and low maintenance fees over amenity breadth, this is a feature rather than a fault — but buyers coming from larger developments should recalibrate expectations entirely.
“It’s a quiet little place, very few units so you know your neighbours. No gym but I use the beach park instead — which is honestly better than any condo gym anyway. Low maintenance fees are a bonus.”
— Resident review via EdgeProp
The practical upside of the minimal facility footprint is lower maintenance levies relative to larger, amenity-heavy developments in the district. For investors using the unit as a rental asset, this translates into lower holding costs. The trade-off is an absence of the lifestyle differentiation that drives premium rents — Le Loyang’s average rent of S$3,112 per month reflects this, sitting well below the S$4,000–S$5,000+ commanded by more facilities-rich peers.
Unit Sizes & Layout
Transaction data for Le Loyang is thin by nature — only five sales on record and a narrow unit-type distribution. The development appears to comprise primarily one-bedroom and smaller configurations, consistent with its 24-unit boutique footprint and 1994-vintage design aesthetic. Units from this era tend to offer more usable square footage per dollar than their contemporary equivalents; buyers can expect practical layouts with actual separation between living and sleeping areas rather than the open-plan micro-units that dominate post-2015 new-launch supply. Ceiling heights in 1990s-era condominiums are typically around 2.8 m, which feels spacious compared to modern builds.
Units facing north toward Pasir Ris Beach Park direction capture the development’s most distinctive ambient advantage: proximity to open greenery and coastal air circulation. Given the small unit count, there are no “bad” orientations in the same sense as a mega-development with AYE-facing stacks, but buyers should verify individual floor-level views given the low-rise profile and surrounding mature trees. Renovation budgets should account for 1990s-era finishings in bathrooms and kitchens; a mid-range refresh is advisable for units being prepared for tenancy.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 4 | $1,017 | $1,177,750 |
| 4 BR | 1 | $929 | $1,450,000 |
Pricing & Market Position
Based on 5 recorded transactions, sale prices range from $999,000 to $1,450,000, averaging $1,232,200 (~$1,192 psf).
Rents range from $1,950 to $5,000 per month across 33 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 28.5% (from $928 to $1,192 psf).
Neighbourhood Comparison
The most relevant comparison within D17 is The Jovell (PSF S$1,394, 428 units, 99-year lease from 2018): it offers a much fresher lease, superior facilities including a resort-style pool complex and gym, and comparable MRT proximity, at roughly an 17% PSF premium. For most buyers the Jovell premium is justified. Kassia (PSF S$2,032, 276 units, freehold) sits at the other end of the spectrum — a genuine freehold new launch on the last available freehold parcel in the district, priced accordingly at a 70% premium to Le Loyang. Parc Komo (PSF S$1,627, 276 units, freehold) is another freehold option at a 36% premium, with commercial frontage and lifestyle retail integrated into the development.
Le Loyang sits below all of them on the price ladder — but the gap is partly explained by its lease constraints, not just its age or facility simplicity. Buyers who genuinely cannot stretch to Jovell pricing, or who prioritise low unit density and coastal proximity above all else, will find Le Loyang the only viable option at sub-S$1,200 psf in D17. The comparison is less about which is objectively “better” and more about whether the lease discount is sufficient compensation for the timeline risk.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LE LOYANG | 999 yrs lease commencing from 1885 | 1994 | 24 | $1,192 |
| COASTAL CABANA | 99 years leasehold | 2026 | 748 | $1,790 |
| THE JOVELL | 99 yrs lease commencing from 2018 | 2021 | 428 | $1,394 |
| KASSIA | Freehold | 2024 | 276 | $2,032 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | 2014 | 501 | $1,151 |
| PARC KOMO | Freehold | 2021 | 276 | $1,627 |
Lease Decay Analysis
The 99-year lease runs from 1994, meaning approximately 32 years have already been consumed. Roughly 67 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~67 years | Full bank financing available |
| 2033 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2053 | ~39 years | Significant financing restrictions for next buyer |
| 2093 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~57 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates LE LOYANG across multiple dimensions.
What Residents Say
“Very quiet and private. Barely see neighbours but when you do they are friendly. The beach park is right there for morning jogs. Cannot ask for more if you have a car.”
— Resident review via PropertyGuru
“Very old development, facilities are basic, but maintenance is good and the management committee is responsive. Lease issue is something everyone here knows about — most are long-term own-stay.”
— Resident review via EdgeProp
“Took me a while to find this place. Good value entry into D17 if you don’t mind the drive. White Sands and the interchange are close enough. Lease is the elephant in the room but I bought knowing that.”
— Resident review via 99.co
Resident sentiment at Le Loyang clusters around two consistent themes: appreciation for the quiet, private, community atmosphere of a genuinely small development, and clear-eyed acknowledgement of the lease and facility limitations. There is no expectation of resort amenities, and longtime residents tend to frame the beach park as their “actual” facilities package. Management responsiveness is noted positively — a meaningful differentiator when disputes or maintenance issues arise in a development this small.
Strengths & Weaknesses
- Lowest PSF entry in D17 — ~S$1,192 vs S$1,394–$2,032 for comparables
- Pasir Ris Beach Park access under 10 minutes on foot
- Just 24 units — genuine privacy and low-density living
- Close to Changi Business Park and Airport for aviation/tech professionals
- Stamford American International School within 1 km
- Low maintenance fees relative to amenity-rich peers
- En-bloc score 56/100 — single developer, small unit count simplifies collective sale
- Quiet residential street away from expressway noise
- Rental demand from Loyang/Changi industrial corridor workers
- Only ~67 years of lease remaining — 60yr financing threshold hit ~2033
- Pasir Ris MRT is 0.97 km away — bus or car required for daily commute
- Minimal facilities — pool only; no gym, no function room, no courts
- Only 5 recorded sales transactions — very thin liquidity
- Gross yield 2.88% — below D17 average and most D17 peers
- ShiokNest score 35/100, Investment score 42/100 — lower than peer median
- Walkability score 48/100 — car or bus essential for groceries and services
- CPF usage restricted once lease drops below 40 years (~2053)
- 1994 development — dated interior finishings require renovation budget
Verdict
Le Loyang is a niche buy that makes sense for a specific and well-defined profile. The discount to D17 peers — S$1,192 psf against S$1,394 at The Jovell, S$1,627 at Parc Komo, and S$2,032 at Kassia — is real and material. For an investor targeting rental yield from the Changi/Loyang industrial and aviation corridor, or a self-employed professional who values coastal amenity access and low monthly outgoings over prestige address, the numbers can work. The en-bloc score of 56/100 is modest but not negligible for a 24-unit freehold-registered site — the small unit count and single-developer ownership simplify any future collective sale process.
The lease trajectory is the dominant risk. At 67 years remaining, Le Loyang is already inside the financing sensitivity zone. Buyers who hold for 10 years will exit at 57 years remaining — uncomfortably close to the 60-year threshold and likely requiring a meaningful price concession to attract the next financed buyer. This is not a deal-breaker for buyers entering on a 5-year horizon or those purchasing in cash, but it structurally limits the pool of future buyers and compresses the exit multiple. The ShiokNest score of 35/100 and investment score of 42/100 reflect this constraint honestly.
For own-stay buyers who want a quiet, low-density address near the beach at a sub-S$1,200 psf entry point, Le Loyang is genuinely interesting — particularly compared to the scale, noise, and maintenance complexity of a large estate. But eyes must be open: this is an asset to live in and enjoy, not to optimise as a capital appreciation play over a long hold period.