Loyang Townhouses
Overview & Key Facts
Loyang Townhouses is a rare creature in Singapore’s private residential market: a 20-unit strata-landed townhouse cluster sitting on a 4,450 sqm site along Jalan Loyang Besar in District 17. Completed in 1993, it holds a 946-year lease commencing from 1938 — effectively near-freehold by any practical definition — and was developed as an exclusive enclave of terrace-style homes rather than a conventional condominium. At just 20 units across 21 blocks, the development offers a degree of privacy and community intimacy that no mass-market condo can replicate.
Each unit spans approximately 1,938 sqft in a multi-level townhouse configuration, with private patio, backyard garden, dedicated parking, and multi-floor living typical of landed housing. The development sits in the far east of Singapore, sandwiched between Changi Airport to the south and the Loyang industrial estate to the west — a location that polarises buyers sharply. For frequent flyers, aviation professionals, and those employed in Changi Business Park, the eastern corridor holds genuine strategic value. For MRT-dependent households, it is a hard sell.
With only two recorded resale transactions and an average price of S$2,150,000 (S$1,187 psf), Loyang Townhouses occupies a quiet corner of the market that rarely makes headlines. Its 946-year tenure, generous unit footprint, and semi-landed lifestyle position it as a niche proposition — one that rewards buyers who understand the eastern district deeply, own a car, and prioritise space and tenure over urban convenience.
Location & Connectivity
Loyang Townhouses is located along Jalan Loyang Besar, a road that winds through one of Singapore’s most geographically distinct residential pockets. The surrounding area blends low-rise housing estates, light industrial plots, and green buffer zones in a way that feels distinctly kampong-adjacent — a quality some residents cherish and others find isolating. The nearest major arterial road is Tampines Avenue 10, which feeds onto the Tampines Expressway (TPE) and Pan Island Expressway (PIE), making cross-island driving feasible. Changi Airport is roughly 5 minutes by car; Changi Business Park is approximately 10 minutes; Pasir Ris town centre is under 10 minutes.
The MRT situation is the defining challenge. The nearest station is Pasir Ris (EW1/CR5), approximately 1.8 km away — not walkable in Singapore’s climate for daily commuting. The Cross Island Line (CR) is bringing two new stations meaningfully closer: Loyang (CR3) and Pasir Ris East (CR4), due for completion as part of the CRL Phase 1 extension. Once operational, Loyang MRT will substantially change the accessibility calculus for this enclave. However, as of 2026, residents remain wholly car-dependent for practical purposes. Bus 354 stops directly opposite the estate entrance and runs to Pasir Ris MRT, White Sands Shopping Centre, and Downtown East — but frequency is limited and journey times are long by Singapore standards.
For everyday amenities, Loyang Point Mall (one bus stop away) offers a Sheng Siong supermarket, eateries, a pharmacy, and a handful of shops. White Sands Shopping Centre in Pasir Ris is a 10-minute drive and covers most household needs. Downtown East (eHub) with Wild Wild Wet, bowling, and a wider food and retail mix is roughly 8 minutes away. Changi Village hawker centre — one of the most characterful food enclaves in Singapore — is 5 minutes by car and offers a compelling breakfast and supper scene. Schools, however, are entirely out of walking range (all options are 1.5 km or further), meaning car or school bus arrangements are mandatory for families with children.
The broader Loyang neighbourhood has a relaxed, semi-rural character that attracts a specific type of resident. Changi Beach Park is minutes away for cycling and evening walks. The area is dengue-prone (heavy greenery) and occasional snake sightings are reported — practical realities that residents take in stride. Mosquitoes are a genuine nuisance in the wet season. The airport’s flight path is a non-trivial noise factor for some units, though residents tend to adapt quickly.
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 | ~1.6 km |
| Meridian Secondary School | secondary | ~1.6 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
As a 20-unit townhouse cluster rather than a full-scale condominium, Loyang Townhouses offers a deliberately limited common facility set. Residents share a common swimming pool and benefit from 24-hour automated gate access with intercom security — a meaningful contrast to the open-access HDB estates nearby. The development has the intimate, self-managed feel of a private estate rather than a resort condo, which is precisely what its residents tend to value. There is no gym, no clubhouse, no function rooms, and no tennis court — by design. The real facilities are inside each unit.
“Peaceful place with friendly neighbours. Has a swimming pool and electronic gate plus intercomm system. Houses are cosy and there’s a bus stop located right opposite the estate entrance.”
— Resident review via PropertyGuru
What the development lacks in facilities breadth it compensates in unit-level spatial quality. Each townhouse has a private patio, a backyard garden, and an exclusive parking lot — amenities that most condominium residents will never experience. The ability to host a BBQ in your own garden, park directly in front of your home, and enjoy private outdoor space without scheduling a communal booking system is a lifestyle advantage that resonates strongly with the profile of buyer this development attracts.
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $2,000,000 to $2,300,000, averaging $2,150,000 (~$1,187 psf).
Rents range from $3,600 to $5,200 per month across 4 rental transactions. Current rental yield sits at approximately 2.2%.
Price Appreciation
From 2022 to 2025, the average PSF has appreciated by 15% (from $1,032 to $1,187 psf).
Neighbourhood Comparison
Against the two most relevant comparables in the eastern corridor, Loyang Townhouses occupies a distinctive middle ground. Kassia (276 units, freehold, S$2,032 psf) is the premium freehold option in D17 — it offers a proper condominium lifestyle with full facilities, and its true-freehold status is the clearest like-for-like tenure competitor to Loyang Townhouses’ near-freehold 946-year lease. But Kassia’s psf is 71% higher, and buyers get a conventional apartment rather than a townhouse with private outdoor space. The Jovell (428 units, 99-year leasehold, S$1,394 psf) is the accessible mass-market option at Tanah Merah — better transport links (Tanah Merah MRT is walkable), resort-style facilities, and a much deeper rental and resale market. Loyang Townhouses sits below Kassia on psf and above The Jovell, but offers something neither can match: a genuine townhouse layout with private outdoor space and a near-perpetual lease at sub-Kassia pricing.
The honest conclusion is that direct comparisons are somewhat artificial — the buyer who wants Loyang Townhouses is rarely the same buyer who wants Kassia or The Jovell. The townhouse typology, the 20-unit intimacy, and the Loyang micro-location constitute a specific lifestyle package. For that package, there is no direct substitute in the eastern corridor, and that scarcity is both the development’s greatest strength and a genuine liquidity risk for sellers when the time comes to exit.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LOYANG TOWNHOUSES | 946 yrs lease commencing from 1938 | — | 20 | $1,187 |
| 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 TOWNHOUSES across multiple dimensions.
What Residents Say
“Truly a private estate. You feel the difference the moment you drive through the gate — no crowds, no lift queues, no noise from above. My kids have a garden to run around in. That’s priceless in Singapore.”
— Long-term owner-occupant, Loyang Townhouses
“I work in Changi Business Park and the commute is honestly 8 minutes door-to-door. The airport is just as close. I travel often, so this location is perfect for me. Yes, you need a car — but I have one, so it’s not an issue.”
— Professional resident, Changi Business Park employment corridor
“It’s very quiet out here. Some people would find it too ulu. We love it. The neighbours are all long-term, everyone knows everyone, and the bus to Pasir Ris MRT is right outside. We don’t have everything at our doorstep, but what we have is space and peace.”
— Resident review via Singapore Expats
Strengths & Weaknesses
- 946-year lease from 1938 — near-perpetual, no lease decay risk for any realistic holding period
- Townhouse multi-level layout with private patio and backyard garden per unit
- 1,938 sqft units — among the most generous footprints in private residential Singapore
- No upper-floor neighbours, no shared corridors, no lift lobbies — genuine landed-style privacy
- Exclusive dedicated parking per unit, directly in front of the home
- 5-minute drive to Changi Airport — ideal for frequent travellers and aviation industry residents
- 10-minute drive to Changi Business Park (MNC hub: Standard Chartered, IBM, etc.)
- 20-unit scale creates a genuine community feel with stable, long-tenured neighbours
- Competitive S$1,187 psf vs Kassia freehold (S$2,032 psf) and Coastal Cabana 99yr (S$1,790 psf)
- Changi Village hawker centre and Changi Beach Park within 5 minutes by car
- No MRT within walking distance — Pasir Ris MRT is 1.8 km away; walkability score 5/100
- Completely car-dependent for all daily needs including errands, school runs, and medical visits
- All schools are more than 1.5 km away — mandatory car or school bus for families with children
- Loyang industrial estate to the west creates an unglamorous immediate surroundings
- Very thin transaction market — only 2 recorded resale sales; low liquidity and harder to price
- Gross rental yield of 2.19% is low for the quantum; limited rental demand in this micro-location
- Changi Airport flight path creates aircraft noise for some units
- Dengue-prone area due to heavy greenery; seasonal mosquito pressure
- Limited nightlife, F&B, and retail within walking range — evening dining requires a car
Verdict
Loyang Townhouses is one of Singapore’s most niche private residential propositions. It is not a condo that appeals to most buyers, and it is not trying to be. The profile of a buyer who genuinely benefits is specific: someone who owns at least one car, works in or near Changi Business Park, Changi Airport, or the Tampines/Pasir Ris corridor, values space and tenure above convenience, and finds the semi-rural, kampong-adjacent character of the Loyang enclave appealing rather than off-putting. Frequent travellers who appreciate a 5-minute drive to Terminal 1 are natural fits. Expats on housing allowances working at Changi Business Park MNCs — Standard Chartered, IBM, and similar firms — represent another logical cohort, though transaction data suggests foreign buyer participation has historically been minimal.
This development is not suitable for MRT-dependent households, families who need walkable school access, buyers seeking vibrant nightlife or F&B within walking distance, or investors prioritising yield (gross yield of 2.19% is low relative to the quantum). The walkability score of 5 out of 100 is not hyperbole — it reflects a genuine, daily-life dependency on car ownership that must be factored into any purchase decision. Renters should also weigh the thin rental market: only 4 recorded rental transactions, which means liquidity is limited and void periods could be lengthy.
Where Loyang Townhouses does win decisively is on tenure and typology. A 946-year lease commencing 1938 is effectively perpetual for any holding period a buyer is likely to plan for. The townhouse configuration with private outdoor space, multiple levels, and no shared corridors is a lifestyle that cannot be replicated at any condominium regardless of price. And at S$1,187 psf — against Kassia’s S$2,032 psf freehold and Coastal Cabana’s S$1,790 psf on a 99-year lease — the psf argument is genuinely favourable for the right buyer archetype.