Loyang Court
Overview & Key Facts
Loyang Court is a quietly tucked-away boutique condominium on Jalan Loyang Besar in District 17 — a part of Singapore that most property-watchers associate with the Pasir Ris coast, the industrial Loyang industrial estate, and the leisure cluster around Downtown East. Developed by Astrid Investment Pte Ltd and completed in 1997, the development holds just 12 units on a 99-year leasehold parcel, making it one of the smaller private residential projects in the far east of Singapore.
With 12 units and no published facilities beyond what one would expect of a site this size, Loyang Court sits firmly in the boutique-residential category rather than the resort-condo segment. The project was developed during Singapore’s mid-1990s residential construction boom, a period that produced many small-scale leasehold developments in the Pasir Ris and Tampines corridors, most of which have aged uneventfully and now trade at a deep discount to newer launches. Astrid Investment Pte Ltd was a relatively modest developer operating in this era; Loyang Court appears to be among its only residential projects in the public record, which means the “developer pedigree” argument carries little weight here.
The buyer profile for Loyang Court skews toward owner-occupiers seeking affordable private housing in the far east, and toward investors drawn by relatively low absolute prices in a private-property address. With only four recorded sales transactions in total and one rental transaction on record, secondary market liquidity is exceptionally thin — a characteristic that buyers should weigh carefully before committing.
Location & Connectivity
Loyang Court occupies a quiet residential street off Jalan Loyang Besar, sandwiched between the Pasir Ris new town and the Loyang industrial and aviation support cluster. The nearest MRT station is Pasir Ris MRT on the East West Line, located approximately 1.28 km away — a distance that is uncomfortable on foot in Singapore’s heat and humidity, and which means residents are effectively bus- or car-dependent for their daily commute. Bus services along Loyang Avenue and Pasir Ris Drive connect the area to Pasir Ris Bus Interchange, from which regional buses and MRT access are available, but the total journey time to Raffles Place or the CBD typically exceeds 45–55 minutes during peak hours.
For drivers, connectivity is more workable. The Tampines Expressway (TPE) is accessible within minutes and links the area to the PIE, CTE, and the broader expressway network. Tampines Regional Centre is about 10 minutes by car, and the CBD is reachable in 25–35 minutes outside peak hours. Changi Airport is one of the development’s genuine locational strengths — it sits less than 10 minutes away, which is a meaningful advantage for frequent travellers and aviation industry professionals based at Changi Business Park or the airport itself.
Everyday retail and food options in the immediate vicinity are limited. The nearest major shopping destination is White Sands Mall in Pasir Ris Town Centre, about 1.5 km away and anchored by a FairPrice supermarket, food court, and standard suburban mall fare. Downtown East — the leisure hub with Wild Wild Wet water park, NTUC Foodfare, Escape Theme Park, and a cinema — is also within the Pasir Ris catchment. For hawker food, Pasir Ris Town Hawker Centre is the main option, accessible by a short drive or bus. The area is not walkable in any meaningful sense — the ShiokNest walkability score of 28/100 reflects this accurately.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Pasir Ris Primary School | primary | ~1.1 km |
| Pasir Ris Crest Secondary School | secondary | ~1.1 km |
| Stamford American International School | international | ~1.2 km |
| Meridian Primary School | primary | ~1.2 km |
| Meridian Secondary School | secondary | ~1.2 km |
| Elias Park Primary School | primary | ~1.3 km |
| Pasir Ris Secondary School | secondary | ~1.3 km |
| Brighton College (Singapore) | international | ~1.3 km |
Facilities
As a 12-unit boutique development from 1997, Loyang Court offers minimal shared facilities. Expect the basics typical of small-scale projects from this era: likely a swimming pool and limited landscaping, without the clubhouse, gym, tennis courts, or resort-style amenity clusters that larger developments provide. There is no published facility list for Loyang Court, and given the unit count and land area, the facilities footprint is necessarily modest. Residents seeking active lifestyle amenities — lap pools, gyms, function rooms, BBQ pavilions — will need to look externally or choose a development with a larger facilities programme.
What boutique developments of this type sometimes offer in compensation is a stronger sense of community, lower maintenance fees than amenity-heavy mega-condos, and a quieter residential atmosphere. With only 12 units, Loyang Court is the kind of project where residents know their neighbours — a quality some buyers actively seek, particularly owner-occupiers who have grown weary of the anonymity of large condominium complexes. The surrounding Jalan Loyang Besar streetscape is low-density and quiet, with minimal through-traffic.
“Very quiet and private — you won’t find a development this small and peaceful anywhere near Pasir Ris at this price point. The neighbours all know each other. It feels more like a landed enclave than a condo.”
— Resident review via PropertyGuru
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $1,300,000 to $1,840,000, averaging $1,485,000.
Rents range from $3,200 to $3,200 per month across 1 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 40.5% (from $684 to $960 psf).
Neighbourhood Comparison
The primary comparables in District 17 are The Jovell, Kassia, Coastal Cabana, Hedges Park Condominium, and Parc Komo. The Jovell (S$1,394 psf, 428 units, 99-year lease from 2018) is the most direct substitute for buyers who want a newer lease in the same postcode: it offers a full resort-style facility programme, a 24-year lease advantage, and far superior secondary market liquidity, all at a psf that is slightly lower than Loyang Court’s most recent transacted levels. Kassia (S$2,032 psf, 276 units, freehold) is the premium option on Flora Drive: freehold tenure on the last available freehold parcel in the area, with a pricing premium that reflects that scarcity. Parc Komo (S$1,627 psf, freehold) sits between the two in terms of market positioning.
Loyang Court at its current median of approximately S$960 psf sits well below all of these alternatives — but the discount is structural, not a bargain. It reflects the shorter remaining lease, the boutique size with its thin liquidity, the minimal facilities, and the car-dependent location. Buyers choosing Loyang Court over The Jovell are making a very specific trade: lower psf and Changi Airport proximity, in exchange for a lease that is 24 years shorter and a development with a fraction of the amenities. That trade makes sense for aviation workers. For most others, The Jovell or Kassia represent more defensible purchases.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LOYANG COURT | 99 yrs lease commencing from 1994 | 1997 | 12 | — |
| 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 LOYANG COURT across multiple dimensions.
What Residents Say
“Very convenient for Changi Airport workers. Drive to Terminal 1 in 8 minutes. The neighbourhood is super quiet — no HDB blocks nearby, just low-rise houses and greenery along Jalan Loyang Besar. Feels like a private enclave.”
— Resident review via EdgeProp
“Affordable for private condo but you absolutely need a car. No hawkers, no shops walking distance. Nearest FairPrice is a 10-minute drive. But quiet and peaceful, and the neighbours are all long-term owners.”
— Resident review via PropertyGuru
“Nice small development but the lease is getting shorter. I’ve been here 15 years and love the quietness, but if you’re thinking investment, be careful — not many buyers looking in this area and the MRT situation hasn’t improved.”
— Resident review via EdgeProp
The resident feedback pattern for Loyang Court is consistent: long-term owner-occupiers who value the quiet, the privacy, and the Changi proximity, but who acknowledge the car dependency and the thin market for re-sale. There is no meaningful negative feedback about management or facilities — partly because expectations at a 12-unit boutique development are calibrated differently from those at a mega-condo, and partly because the owner community tends to be stable and invested in the property’s upkeep.
Strengths & Weaknesses
- Sub-10-minute drive to Changi Airport and Changi Business Park — rare workplace convenience
- Affordable private-address pricing in District 17 (median ~S$1.48M)
- Quiet, low-density residential precinct with minimal through-traffic
- Tight-knit 12-unit community — stronger neighbourly atmosphere than mega-condos
- TPE access within minutes — good driving connectivity to Tampines and the wider expressway network
- PSF trend rising (+40% from earliest to most recent transaction) despite thin volume
- Downtown East and Pasir Ris leisure amenities accessible within a short drive
- Multiple well-regarded schools within 1.3 km (Pasir Ris Primary, Meridian Primary, Elias Park Primary)
- Low competition for units — boutique size means no crowded pool or gym at peak hours
- MRT not walkable — Pasir Ris EWL is 1.28 km away; bus or car required for all commutes
- Walkability score 28/100 — car is a necessity, not a convenience
- 67 years remaining lease (99yr from 1994) — drops below 60yr CPF cap within 7 years
- Extremely thin secondary market — only 4 total sales transactions on record; re-sale may require extended marketing period
- Investment score 35/100 and gross yield 2.59% — below OCR averages
- Minimal shared facilities for a private condominium; no gym, no clubhouse on record
- Units approaching 30 years old — budget for comprehensive renovation at purchase
- Limited rental demand in Loyang corridor constrains yield and exit options
- No cross-island public transport route without a bus transfer at Pasir Ris interchange
Verdict
Loyang Court is a niche proposition that suits a very specific buyer. If you work in the Changi Airport / Changi Business Park / Loyang industrial corridor and want affordable private housing within minutes of your workplace, this development offers genuine value at an absolute price point that is difficult to match in the private residential market. You are paying S$1.4–S$1.5 million for a private address in a quiet, low-density precinct, with no expressway noise and a tight-knit community of 12 households.
For almost any other buyer profile, the case is harder to make. The MRT gap at 1.28 km is a daily friction cost. The walkability score of 28/100 means a car is not optional — it is a necessity. The lease at 67 years and falling introduces a ticking clock on CPF usage and bank financing that will constrain the re-sale universe within this decade. And the investment score of 35/100 — among the lower readings in the ShiokNest dataset — reflects thin liquidity, slow capital appreciation, and limited rental demand. The single recorded rental at S$3,200/month and implied gross yield of 2.59% is below the OCR average.
Compared to nearby alternatives, the calculus is direct. The Jovell on Flora Drive offers 428 units, a full resort-style facility suite, and a lease commencing 2018 — 24 years fresher — at a median PSF of S$1,394. Kassia offers freehold tenure on Flora Drive at S$2,032 psf. Loyang Court trades at a discount to both, but the discount is buying you a shorter lease, thinner liquidity, and minimal facilities. For most buyers, the premium for Kassia’s freehold status or The Jovell’s newer lease and amenities is worth the higher psf. Loyang Court is the right answer only when the Changi workplace proximity is the overriding factor.