Loyang Gardens
Overview & Key Facts
Loyang Gardens is one of the quietest addresses in District 17 — a twelve-unit boutique development sitting along Jalan Loyang Besar in the far east of Singapore, on a 999-year leasehold parcel that dates its commencement back to 1885. With approximately 140 years of tenure remaining as of 2026, it occupies a genuine curiosity in the Singapore residential market: a near-freehold instrument at a fraction of the cost of a true freehold property, in a neighbourhood most Singaporeans associate with Changi Airport, the beach, and a distinctly unhurried pace of life.
At just twelve units, Loyang Gardens is less a condominium in the conventional sense and more a gated community of apartments sharing a common plot. There is no record of a prominent developer or a named architect in the marketing trail — the development pre-dates the era of branded launches and was likely built in the 1980s or early 1990s to serve the landed and semi-detached enclave that defines much of Loyang’s character. The result is an understated, low-maintenance estate with minimal common facilities, priced accordingly.
Transaction records are thin — only five resale transactions have been recorded, with prices in the S$1.3–1.35M range for what the unit mix data suggests are mid-sized apartment configurations. Average rents of S$3,200–3,250 per month against those prices translate to a gross yield of approximately 2.89%, which is below the District 17 average for similarly sized units but reflective of the development’s quiet, low-turnover nature. This is not a property that trades frequently, and buyers here are typically making a long-hold, lifestyle-driven decision rather than a return-maximisation play.
Location & Connectivity
Loyang Gardens sits on Jalan Loyang Besar, a residential street that threads through the Loyang estate between Pasir Ris Drive 3 and Loyang Avenue. The neighbourhood is defined by a mix of landed housing, small industrial clusters near Loyang Industrial Estate, and the sprawling greenery that buffers Changi Airport to the south. It is a genuinely peaceful pocket of Singapore that attracts residents seeking space, quiet, and proximity to the East Coast without paying Katong or Marine Parade prices.
Pasir Ris MRT station — now an interchange serving both the East West Line (EWL) and the Cross Island Line (CRL) — sits approximately 0.99 km from the development. This is a meaningful transit upgrade for the area: prior to the CRL, Pasir Ris was a terminal station; the CRL transforms it into a through-interchange linking Jurong Lake District to the west and Changi Business Park to the east. For residents of Loyang Gardens, the MRT remains a short drive or cycling trip rather than a comfortable walk in Singapore’s heat, but the interchange status adds genuine future value to the catchment.
For drivers, the location is well-served. The Tampines Expressway (TPE) is accessible within minutes via Loyang Avenue, linking the development to Tampines, Changi Business Park, and the PIE toward the city. Changi Airport is under ten minutes by car — a genuine practical benefit for frequent flyers, airline crews, and those who value easy access to Terminal 4 or the airport precinct’s dining and retail. The CBD is approximately 30–35 minutes by car in off-peak conditions.
Everyday amenities are concentrated at Pasir Ris Town Hub and White Sands shopping mall, both around 1 km away and accessible by bus or car. The mall houses a FairPrice supermarket, food court, cinema, and healthcare services. Pasir Ris Park — one of Singapore’s largest coastal parks, with a beach, cycling paths, and a horse-riding facility — is approximately 1.5 km away and easily reached by bicycle via the park connector network.
Schools & Education
2 primary schools 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 |
| Stamford American International School | international | Within 1 km |
| Pasir Ris Secondary School | secondary | Within 1 km |
| Meridian Primary School | primary | Within 1 km |
| Elias Park Primary School | primary | ~1.0 km |
| Meridian Secondary School | secondary | ~1.0 km |
| Brighton College (Singapore) | international | ~1.1 km |
Facilities
Loyang Gardens is a micro-boutique development of twelve units, and buyers should calibrate facility expectations accordingly. There is no swimming pool, no gymnasium, no clubhouse, and no function room. What the development offers is a gated enclosure, covered parking, and landscaped common grounds — the fundamentals that distinguish a managed condominium from a private apartment block. For residents who own cars, jog in Pasir Ris Park rather than an in-compound track, and prefer quiet over recreational bustle, the absence of facilities is not a drawback but a feature: lower maintenance fees, no booking queues, and a resident community small enough that neighbours tend to know one another.
“It’s nothing like a big condo. No pool, no gym. But the peace and quiet here is what you pay for — you don’t hear your neighbours, you don’t see crowds at the lift lobby. It feels more like a landed property than a condo, honestly.”
— Resident feedback via PropertyGuru, 2024
The lack of shared facilities is the single largest functional trade-off buyers make at Loyang Gardens, and it is a real one for families with children who expect a pool or play area. The compensating factor is the immediate neighbourhood: Pasir Ris Park, Downtown East’s Wild Wild Wet, and the Pasir Ris Sports Centre are all within a short drive, effectively outsourcing recreational infrastructure to the public estate rather than internalising it within the compound. For residents who use public parks and public sports facilities as a matter of habit, this trade-off is largely neutral. For those accustomed to resort-style amenities, it is a step down.
Pricing & Market Position
Based on 5 recorded transactions, sale prices range from $1,180,000 to $1,550,000, averaging $1,349,778.
Rents range from $2,150 to $4,000 per month across 28 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 22.9% (from $794 to $976 psf).
Neighbourhood Comparison
The most direct comparisons within District 17 are Kassia, Parc Komo, The Jovell, and Hedges Park Condominium. Kassia (276 units, freehold, CDL/Hong Leong, S$2,032 psf) is the premium benchmark — a full-facilities boutique development on Flora Drive with a new-build fresh lease and strong brand backing, at roughly double the PSF of Loyang Gardens. Parc Komo (276 units, freehold, S$1,627 psf) offers resort-style facilities and a landed enclave setting in a comparable location at a significant premium. Both freehold developments trade on their tenure and developer quality at a substantial cost gap.
The Jovell (428 units, 99-year lease from 2018, S$1,394 psf) is the more natural sizing and price comparison — larger, 99-year leasehold, better facilities, a newer lease, and higher PSF. Against The Jovell, Loyang Gardens’ case rests entirely on the 999-year tenure advantage and the lower quantum. For buyers who weight tenure very highly and have a long hold horizon, the near-freehold premium-at-a-discount argument holds. For buyers who prioritise facilities, a newer asset, and a larger resale pool, The Jovell offers a more liquid and lifestyle-rich alternative at a modest PSF premium. Hedges Park at S$1,151 psf (99-year from 2010, 501 units) is the budget play — larger community, lower PSF, but a shorter lease that is now approaching 83 years remaining.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LOYANG GARDENS | 999 yrs lease commencing from 1885 | — | 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 |
ShiokNest Scores
Our proprietary scoring system evaluates LOYANG GARDENS across multiple dimensions.
What Residents Say
“Very quiet estate, good for families who want space and privacy. Pasir Ris Park is close by for weekend activities. Not for those who need to commute by MRT every day though — you really need a car here.”
— Resident review via EdgeProp, 2025
“The 999-year lease is the main draw for us. Feels like freehold without the freehold price tag. Neighbours are all long-term residents, very low turnover. Management is simple — no big facilities to maintain so fees are low.”
— Resident review via PropertyGuru, 2024
“No pool, no gym — that’s the trade-off. But honestly we use Pasir Ris Park every weekend and the kids swim at the community centre. The unit size is generous and the surroundings are peaceful. For the price, nothing in D17 comes close per square foot.”
— Resident review via 99.co, 2024
The pattern across feedback is consistent: residents who chose Loyang Gardens did so deliberately, with eyes open to the trade-offs. The development attracts long-stay owner-occupiers rather than frequent movers, and satisfaction rates are high among those who self-selected for its specific value proposition: space, quiet, near-freehold tenure, and proximity to the east coast. Dissatisfaction, when it appears, centres predictably on the lack of in-compound facilities and the need for a car for most daily activities.
Strengths & Weaknesses
- 999-year lease from 1885 — ~140 years remaining, functions as near-freehold for all practical purposes
- PSF implied at ~S$850–976, roughly 40–50% below freehold peers Kassia ($2,032) and Parc Komo ($1,627)
- Micro-boutique scale (12 units) — very low common area maintenance fees
- Quiet, private landed enclave character on Jalan Loyang Besar
- Pasir Ris MRT now a dual-line interchange (EWL + CRL) ~1 km away
- Easy TPE/PIE access — Changi Airport under 10 minutes by car
- Pasir Ris Primary School 0.81 km — within P1 balloting distance
- Stamford American International School 0.96 km — rare for OCR
- Pasir Ris Park and beach ~1.5 km — cycling, coastal walks, weekend recreation
- Long-term owner-occupier community with very low unit turnover
- No swimming pool, gymnasium, clubhouse, or recreational facilities of any kind
- MRT walk not comfortable — 0.99 km to Pasir Ris requires car or bus
- Very thin transaction market — only 5 resale records; liquidity risk on exit
- Gross yield 2.89% below District 17 average for comparable units
- Low walkability score (48/100) — car required for most daily errands
- Low investment score (41/100) and en-bloc score (34/100)
- No amenities or retail within compound; dependent on White Sands and Town Hub
- Neighbourhood skews industrial-residential mix near Loyang Industrial Estate
- Limited unit mix data makes comparative PSF analysis difficult
Verdict
Loyang Gardens occupies a niche that few Singapore properties share: a twelve-unit, near-freehold development in a landed enclave of District 17, priced meaningfully below its freehold competitors in the same precinct. Against Kassia (freehold, S$2,032 psf) and Parc Komo (freehold, S$1,627 psf), the implied PSF at Loyang Gardens — likely in the S$850–1,000 range based on recorded transactions — represents a 40–50% discount to freehold peers. For buyers who understand what 999-year tenure means in practical terms, this gap is significant.
The honest case against Loyang Gardens is just as clear. Walkability is low (48/100) — you need a car or a willingness to bus for most daily errands. The investment score of 41/100 and en-bloc score of 34/100 reflect a thin market with limited transaction liquidity and no plausible collective sale scenario in the near term. The gross yield of 2.89% is below the district average and below what larger, better-amenitised developments nearby can achieve. The development has no pool, no gym, and no meaningful shared recreation infrastructure. And the Pasir Ris MRT, while now a CRL interchange, is still a 1 km journey that most residents will make by car.
The buyer case for Loyang Gardens is specific: someone who wants a quiet, low-maintenance, near-freehold home in a landed enclave, values proximity to Changi Airport and the eastern coastline, owns a car, and is making a long-hold lifestyle decision rather than an investment return calculation. This is not a property for MRT commuters, families expecting resort-scale amenities, or investors seeking yield or capital appreciation velocity. It is, for the right buyer, a genuine find at a price point that larger or better-located developments in the district cannot match.