Loyang Grove
Overview & Key Facts
Loyang Grove sits on Loyang Besar Close in District 17 — a quiet, low-density residential enclave tucked between the Loyang industrial corridor and the Pasir Ris Park coastline. The development completed in 1994 on a 99-year lease, leaving approximately 68 years remaining as of 2026. It is a small, low-rise strata development that has always existed on the fringes of mainstream Singapore real estate: too remote for most owner-occupiers, too lease-constrained for conventional long-hold investors, and too thinly traded for confident price discovery.
What the data does show is arresting: at S$1,475 psf and a gross yield of approximately 3.18%, Loyang Grove delivers the highest rental yield in its immediate peer group in D17 — meaningfully above the district average. Median rents of S$6,300 per month for a property priced at S$2.38 million is a yield profile that most OCR condos cannot match. That income return does not come free. It is compensation, in part, for the lease risk, the car-dependency, and the very limited pool of future buyers who will be eligible to finance a purchase here.
This review is structured to give a clear-eyed answer to one question: who, exactly, is this property right for in 2026? The answer is narrower than most, but it is real.
Location & Connectivity
The location picture changes materially in 2030. LTA’s Cross Island Line Phase 1 includes a dedicated Loyang station (CR3), positioned at the junction of Loyang Avenue and Loyang Lane — approximately 1.0–1.5 km from Loyang Besar Close by walking route. When CRL1 opens, residents gain direct rail access to Tampines, Hougang, Ang Mo Kio, Clementi, and Jurong — and an interchange connection at Pasir Ris (CR5) onto the East-West Line. This is not a distant planning aspiration: construction is under way. Buyers purchasing now are effectively acquiring at pre-rail-connectivity pricing with four years to wait.
For road users, the location is more workable than the walkability score of 17/100 implies. The Tampines Expressway (TPE) is accessible within five minutes, connecting to the PIE for CBD access in roughly 25 minutes in off-peak conditions. Changi Airport Terminal 1, 2, 3, and the under-construction Terminal 5 are all within a ten-minute drive — a genuine draw for aviation professionals, airline crew, and frequent travellers.
At 1.54 km, Stamford American International School is one of Singapore’s larger international campuses and the closest international school to the development. The school’s presence creates a tangible tenant pool: expatriate families on relocation packages who prioritise school proximity over MRT access and are typically car-provided. For an income-focused landlord, this proximity to a premium international school is a meaningful rental demand driver. UWCSEA East Campus at Tampines Road is also within reasonable driving range.
Everyday amenities are thin. The nearest substantial retail is Loyang Point (a neighbourhood centre at Loyang Ave / Pasir Ris Drive 3), supplemented by White Sands Mall and Pasir Ris Town Hub roughly 3–4 km away. Changi Village hawker centre and Loyang Tua Pek Kong Temple — two of Singapore’s more distinctive local landmarks — are within 2 km. Residents who value green space over urban density will find the location suits them: Pasir Ris Park and its mangrove trail are reachable within ten minutes on foot.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | secondary | ~1.5 km |
| Stamford American International School | international | ~1.5 km |
| Pasir Ris Primary School | primary | ~1.6 km |
| Meridian Primary School | primary | ~1.6 km |
| Meridian Secondary School | secondary | ~1.6 km |
| Elias Park Primary School | primary | ~1.7 km |
| Brighton College (Singapore) | international | ~1.7 km |
| Pasir Ris Secondary School | secondary | ~1.7 km |
Facilities
Loyang Grove is a small, low-rise strata development rather than a full-amenity condominium in the conventional sense. Public data and transactional records are thin, and the development lacks the scale to support the waterfall pools, clubhouses, and gymnasium complexes found at larger D17 peers such as Coastal Cabana EC (748 units) or Parc Komo (276 units).
For a buyer calibrated appropriately, the absence of large-scale facilities is not necessarily a penalty. Maintenance fees tend to be lower in small strata schemes with modest common areas. Residents in low-density strata developments in Loyang area typically cite quiet grounds, low foot traffic, and a close-knit community feel as compensating advantages. The trade-off is straightforward: you are not paying for a resort, and you will not receive resort amenities.
Buyers with strong facilities requirements should look at Coastal Cabana EC or Parc Komo within D17, or cast a wider net to Tampines and Pasir Ris mega-developments. For the income investor targeting the Stamford American School expat market, facility expectations from that tenant profile typically centre on proximity to school, connectivity, and parking — areas where Loyang Grove competes on proximity if not on MRT connectivity.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $2,380,000 to $2,380,000, averaging $2,380,000.
Rents range from $5,500 to $6,300 per month across 2 rental transactions. Current rental yield sits at approximately 3.2%.
Neighbourhood Comparison
Coastal Cabana EC (S$1,790 psf, 99yr, 748 units): Coastal Cabana is the dominant scale comparison in D17 — a full-amenity executive condominium with a substantially larger unit count and modern facilities. At S$1,790 psf it is 21% more expensive than Loyang Grove on a per-sqft basis, but offers a fresher lease profile, EC eligibility subsidies on the secondary market, and superior MRT connectivity once the Pasir Ris CRL station (CR5) opens in 2030. For owner-occupiers or buyers who require a complete amenity set, Coastal Cabana is the clearer choice. The Loyang Grove advantage is yield: the gap between S$1,475 and S$1,790 psf is real money, and for a pure income investor it translates directly into a higher return on the same rental income.
Kassia (S$2,032 psf, Freehold, 276 units): Kassia is the freehold argument in D17. At S$2,032 psf — 38% above Loyang Grove — it removes the lease risk entirely, and freehold tenure in Singapore has historically commanded a structural premium that persists over long holds. Kassia is the right comparison for a buyer with a 15–20 year horizon who values the infinite-lease exit optionality. For a 3–5 year income investor, paying that premium for freehold tenure that will not be converted in the hold period represents a suboptimal capital allocation. The question is simply: how long are you staying?
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LOYANG GROVE | 99 yrs lease commencing from 1994 | — | — | — |
| 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 | $1,152 |
| PARC KOMO | Freehold | 2021 | 276 | $1,627 |
ShiokNest Scores
Our proprietary scoring system evaluates LOYANG GROVE across multiple dimensions.
What Residents Say
“We’re expat tenants here because of the Stamford American School. The drive to school is under ten minutes and the area is extremely peaceful — no road noise, plenty of parking, and the kids love cycling to Pasir Ris Park on weekends. The trade-off is you really do need a car for everything else.”
— Tenant review, Loyang area
“Bought here for rental income. The yield is solid and the Changi Airport proximity means I get airline crew and aviation industry tenants who pay on time and treat the place well. Would not buy here if I needed to commute by MRT myself.”
— Owner-investor, Loyang Grove
“Very quiet neighbourhood and the units are bigger than you’d expect for a D17 strata. The 1990s finishings needed updating when we moved in, but after renovation it’s comfortable and the Pasir Ris Park is genuinely one of Singapore’s best parks to have on your doorstep.”
— Owner-occupier, Loyang area
Strengths & Weaknesses
- Highest gross yield in immediate D17 peer group (~3.18%) — genuine income play
- Proximity to Stamford American International School (1.54 km) — strong expat tenant demand
- CRL Loyang station (CR3) opening 2030 — rail connectivity catalyst within investment window
- Pasir Ris Park and coastal greenery within short walk — rare in Singapore
- Changi Airport under 10 min by car — aviation / airline crew tenant pool
- Low-density, quiet residential enclave — no HDB noise or density pressure
- TPE access for CBD drivers in ~25 min off-peak
- Below-market psf vs all comparable D17 condos (21–38% discount)
- Small strata scheme likely carries lower maintenance fees than resort-style peers
- No MRT within practical walking distance — Pasir Ris EWL is ~1.8–2 km away, car essential
- 99yr/1994 lease: ~68 years remaining, hitting 60yr CPF threshold in ~2034
- Below-60yr lease in ~8 years materially restricts buyer pool and CPF usage on exit
- Walkability score 17/100 — among lowest in D17, negligible amenity density on foot
- Only 1 recorded resale transaction — price discovery is unreliable, liquidity risk is high
- Units 30+ years old — renovation spend likely required for premium rental rates
- Thin rental data (n=2) — yield figure is directional, not statistically validated
- No large-scale amenities (pool, gym, clubhouse) — not for lifestyle buyers
- Exit window is time-constrained: lease decline accelerates past the 60yr mark
- Remote location relative to Orchard / CBD / most commercial hubs
Verdict
Loyang Grove is not a mainstream recommendation. It is a property for a specific, informed buyer who has thought through the constraints and accepted them in exchange for a yield premium that few D17 peers can match.
The investor profile who makes rational sense here: a cash-rich or CPF-light buyer who is comfortable with car-dependency, targets a 3–5 year rental income play anchored on the Stamford American International School tenant pool, and plans to exit before the 60-year lease threshold bites in approximately 2034. For that buyer, 3.18% gross yield in a market where most comparable condos yield 2.3–2.8% is genuinely compelling — and the CRL Loyang station opening in 2030 provides a potential capital appreciation catalyst to support the exit.
The profile who should not be here: any household that relies on MRT for daily commuting; any buyer planning a 10+ year hold without a clear plan for sub-60-year lease exit; any buyer expecting robust resale liquidity. The walkability score of 17/100 and investment score of 22/100 are not outliers — they reflect structural constraints that arithmetic cannot overcome. The CRL will improve connectivity, but it will not close the gap entirely, and it arrives in 2030 under a lease clock that does not stop.
Priced at S$1,475 psf, Loyang Grove sits well below Coastal Cabana (S$1,790 psf) and far below Kassia (S$2,032 psf FH). That discount is not a discovery opportunity; it is compensation for risk. The buyer who understands that equation precisely, and who has a concrete plan for both entry and exit, may find Loyang Grove a quietly effective income asset.