About Loyang Valley Residences
Loyang Valley Residences* is a proposed private-condo redevelopment led by a SingHaiyi Group consortium, with about 1,249 homes on Loyang Avenue in Pasir Ris, District 17.
*Working name until the developer names the project.
Loyang Valley Residences key facts
- Developer
- A SingHaiyi Group-led consortium
- Location
- Loyang Avenue, Pasir Ris, District 17
- Name
- The project name is not announced yet
- Type
- Private condominium (en bloc redevelopment)
- Homes
- About 1,249, subject to planning approval
- Site
- 840,648 sq ft
- Height
- Up to about 12 storeys
- Nearby MRT
- Loyang and Pasir Ris East (Cross Island Line, expected by 2030)
- Tenure
- Not confirmed yet
- Bedroom types
- Once released
- Prices
- Once released
- Preview and booking
- Once announced
- Completion
- Once announced
- Last updated
- 30 Oct 2026
Loyang Valley Residences price list and prices nearby
The developer has not released the price list, so there is no price to quote yet. We'll send the prices when they're released so you can compare them with other launches in the east.
Prices nearby
| Project | What it is | Prices reported |
|---|---|---|
| Kassia, 276 homes, Pasir Ris | New launch, about 80% sold | 2026 median about S$2,082 psf |
| Vela Bay (SingHaiyi), 515 homes, Bayshore | New launch, April 2026 | Average S$2,886 psf; 72% sold on launch day |
These are other projects in the east, not this one's prices, which aren't out yet.
How the site was sold
Loyang Valley was sold en bloc for S$880 million, described as the largest collective sale of 2026 so far and among the ten largest residential collective sales since 2007. It took more than one try: an earlier asking price of S$980 million drew no buyer, and the site was relaunched in January 2026 at the S$880 million it finally sold for.
Be first to get the price list once it's out
Send Me The Price ListHow you pay for Loyang Valley Residences
Loyang Valley Residences will be bought while it is still being built, so you don't pay the whole price at once. You pay 5% in cash to book, 15% when you sign the Sale and Purchase Agreement, and the rest in stages as the building goes up. The bank loan is drawn down the same way, so the monthly instalments start small and rise.
| Stage | Of the price |
|---|---|
| Booking (option to purchase) | 5%, cash |
| Sale and Purchase Agreement | 15% |
| Foundation | 10% |
| Reinforced concrete framework | 10% |
| Partition walls | 5% |
| Roofing and ceiling | 5% |
| Door and window frames, wiring, plumbing | 5% |
| Car park, roads and drains | 5% |
| TOP (keys) | 25% |
| Legal completion (CSC) | 15% |
The standard schedule for homes under construction; the exact stages are in your Sale and Purchase Agreement. Stamp duty and legal fees are paid on top.
Loans and CPF
- A bank loan covers up to 75% of the price on your first home loan
- All your monthly debt repayments together can't be more than 55% of your gross monthly income
- Banks test what you can afford at a 4% interest rate, whatever the actual rate
- After the 5% booking fee, CPF Ordinary Account savings can pay the later stages, stamp duty and monthly instalments, within CPF limits
Stamp duty
| Part of the price | Buyer's Stamp Duty |
|---|---|
| First S$180,000 | 1% |
| Next S$180,000 | 2% |
| Next S$640,000 | 3% |
| Next S$500,000 | 4% |
| Next S$1.5 million | 5% |
| Above S$3 million | 6% |
Charged on the price or the market value, whichever is higher. A Singapore Citizen buying a first home pays no Additional Buyer's Stamp Duty; a second home, and buyers who aren't Citizens, pay more. Rules can change, so check your own figures with your bank or lawyer.
Work out your numbers once the price list is out
Send Me The Price ListLoyang Valley Residences floor plans and unit mix
About 1,249 homes are possible on the site, subject to planning approval, in blocks of up to about 12 storeys. The bedroom types, sizes, floor plans and facilities come with the e-brochure; the site's size leaves room for a full set of condo facilities.
Get the floor plans for the bedroom type you want
Send Me The Floor PlansLoyang Valley Residences e-brochure
The Loyang Valley Residences e-brochure isn't released yet. The developer releases it at the preview, with the floor plans, sizes and facilities.
Get the e-brochure as soon as it's out
Send Me The E-BrochureLoyang Valley Residences location: Loyang Avenue, Pasir Ris
The site sits on Loyang Avenue in Pasir Ris, with Selarang Camp and a forested area next door and Loyang Avenue leading on to Changi. Residents describe a green, quiet estate where hornbills, kingfishers and eagles can be seen.
Getting around
The future Loyang MRT station on the Cross Island Line is next to the site, with Pasir Ris East a second new station nearby, both expected by 2030. Cross Island Line Phase 1 links to Pasir Ris (East-West Line), Hougang (North-East Line), Ang Mo Kio (North-South Line) and Bright Hill (Thomson-East Coast Line). Changi Airport is about a 7-minute drive. Walking times come with the site plan.
Food and daily needs
Loyang Point has a Sheng Siong supermarket and a food court, Changi Village has its hawker food, and Downtown East and White Sands mall are in Pasir Ris.
Parks and nature
Changi Beach is close by for sunset walks and plane-watching, and Pasir Ris Park has mangroves, cycling paths and picnic lawns. About 3 km of new cycling paths towards Changi Beach Park are expected by 2030.
What's planned for the area
- Cross Island Line Phase 1, with Loyang and Pasir Ris East stations, expected by 2030
- The Changi Northern Corridor, with a 2.6 km Loyang Viaduct along Loyang Avenue, expected by 2030
- Changi Airport Terminal 5, under construction
- The 40-hectare Changi East Urban District, slated for the mid-2030s
Good to know
School distances will be confirmed once the final address and block positions are known. Residents note the estate is outside the flight path, but check for yourself at a viewing. Loyang Industrial Estate and the Changi Airfreight Centre are nearby job hubs.
Who this location suits
East-side families who want space and greenery, and people who work at Changi Airport or in the Loyang and Changi job hubs.
The developer: a SingHaiyi Group-led consortium
SingHaiyi Group is the development arm of the Tang family's Tang Organization. Its Vela Bay in Bayshore, developed with Chuan Capital, sold 72% of its 515 homes on launch day in April 2026, and its earlier projects include Grand Dunman. The other members of the Loyang Valley consortium have not been named.
Questions worth asking at the preview
- The tenure of the new project
- The site plan, and the way to Loyang MRT
- The bedroom mix and facilities
- The expected TOP date and maintenance fees
Loyang Valley Residences launch timeline
- April 2026Loyang Valley is sold en bloc to a SingHaiyi Group-led consortium
- Not yet announcedPreview, prices and booking day
- Expected by 2030Loyang MRT on the Cross Island Line and the Changi Northern Corridor
- Not announcedCompletion (TOP)
Loyang Valley Residences FAQ
When does it launch?
No launch date has been announced. We'll update this page as soon as the developer announces a preview.
Is there a price yet?
Not yet. The developer has not released the price list.
Isn't Loyang far from everything?
Today it's quiet and green. The Cross Island Line's Loyang station, next to the site, and the Changi Northern Corridor road works are both expected by 2030.
How far is the MRT?
The future Loyang MRT station is next to the site. Walking times will be confirmed once the site plan is out.
Is it freehold?
No. The tenure of the new project hasn't been confirmed; the existing site is leasehold.
How tall will it be?
The height limit allows up to about 12 storeys.
How many homes are there?
About 1,249, subject to planning approval.
Which schools are near?
School distances will be confirmed once the final address and block positions are known. Proximity never guarantees admission.
Which train lines can I reach?
Cross Island Line Phase 1, expected by 2030, connects at Pasir Ris (East-West Line), Hougang (North East Line), Ang Mo Kio (North-South Line) and Bright Hill (Thomson–East Coast Line).
How close is the airport?
About a 7-minute drive.
Is there aircraft noise?
Residents say the estate is outside the flight path, but check for yourself when you visit.
Where do I shop?
Loyang Point, with Sheng Siong, is nearby, and Downtown East and White Sands are in Pasir Ris.
What's coming to the area?
The Cross Island Line and the Changi Northern Corridor (both expected by 2030), Changi Airport Terminal 5 (under construction) and the Changi East Urban District (slated for the mid-2030s).
What facilities will it have?
Not announced. The site's size leaves room for a full condo facilities deck.
What's the project called?
Not announced yet.
Can I buy before my HDB flat reaches MOP?
No. You can only buy private property after your flat's minimum occupation period.
Who is the developer?
A consortium led by SingHaiyi Group, whose Vela Bay sold 72% of its 515 homes on launch day in April 2026.
Where can I see the Loyang Valley Residences floor plans?
They aren't released yet. The developer releases them with the e-brochure at the preview. Leave your details and we'll send them to you as soon as they're out.
Is the Loyang Valley Residences price list out?
Not yet. The price list comes out at the preview. Until then, the Prices nearby section shows what nearby launches and resale homes cost. Leave your details to get the price list as soon as it's released.
Where can I get the Loyang Valley Residences e-brochure?
It isn't released yet. The developer releases the e-brochure at the preview. Leave your details and we'll send it to you, with the price list and floor plans, as soon as it's out.
More about Loyang Valley Residences
About Loyang Valley Residences
840,648 sq ft of land on Loyang Avenue. A future Cross Island Line station next door. A redevelopment led by SingHaiyi Group, following the S$880 million collective sale of Loyang Valley. Loyang Valley Residences brings together a large eastern land holding and the next phase of transport infrastructure around Changi. Here is why this upcoming launch is worth a close look.
What you're buying
Loyang Valley Residences is a proposed private-condo redevelopment on Loyang Avenue in District 17, within the Pasir Ris planning area. A SingHaiyi Group-led consortium bought Loyang Valley for S$880 million in April 2026. The proposed redevelopment is for about 1,249 new homes.
The land has a gross plot ratio of 1.6 and about 1.35 million sq ft of allowable gross floor area. The height limit is 50 m, allowing up to about 12 storeys. The combination gives the project a large land holding with a defined mid-rise planning framework.
The original Loyang Valley was completed in 1985 with 362 homes. Loyang Valley Residences represents a new chapter for that residential address, bringing the redevelopment opportunity together with the planned rail and road improvements around Loyang.
Location
Next to the future Loyang MRT station
Loyang Valley Residences is next to the future Loyang MRT station on the Cross Island Line. The new line connects with the East-West Line at Pasir Ris, North East Line at Hougang, North-South Line at Ang Mo Kio and Thomson-East Coast Line at Bright Hill.
The important feature is the combination of station position and interchange access. A future station beside Loyang Valley Residences puts the new rail connection at the centre of the address's transport appeal, with four named interchanges opening routes onto other lines.
For households rooted in the east but travelling to different parts of Singapore, the Cross Island Line gives the Loyang location a new transport role. The attraction extends beyond one destination: the planned route links the address with several established rail corridors.
Loyang Avenue and the Changi Northern Corridor
Loyang MRT and Pasir Ris East MRT form part of the Changi Northern Corridor programme. The corridor serves Loyang Industrial Estate, Changi Airfreight Centre and Aviation Logistics Park, putting the transport works within an established employment area.
For buyers whose work is tied to aviation, logistics or the Loyang industrial area, that is a specific reason to favour the location. Loyang Valley Residences sits within the same eastern geography as the named employment centres served by the corridor.
Loyang Point for neighbourhood retail
Loyang Point is a mall in the neighbourhood around Loyang Valley Residences. Sheng Siong and Giant supermarkets are also in the Loyang area. These give the address named existing retail and grocery options alongside the future transport infrastructure.
The retail offering is part of the established Loyang neighbourhood. For a buyer choosing a new home here, Loyang Point and the area's supermarkets provide an existing practical base around the proposed redevelopment.
Nautical Park @ Pasir Ris and Mariam Way Dog Run
Nautical Park @ Pasir Ris and Mariam Way Dog Run are nearby. These add named outdoor destinations around Loyang Valley Residences, with the dog run providing a specific amenity for households with dogs.
For buyers who value outdoor space beyond the home itself, the two destinations broaden the neighbourhood offering. Mariam Way Dog Run gives a pet-owning household a particularly clear reason to value the surrounding area.
A forested edge beside Selarang Camp
The Loyang Valley address is next to Selarang Camp and a forested area. That immediate setting places established greenery alongside the residential land holding, giving the location a different character from a town-centre condo address.
For households drawn to a greener residential setting in the east, that forested edge is part of the appeal of Loyang Avenue. The setting and the large land area work together as the core physical attractions of the proposed redevelopment.
School
Staying connected to an existing school
For families whose children already study in Pasir Ris or the wider east, Loyang Valley Residences offers a new-home opportunity within the same part of Singapore. Staying with an existing school preserves familiar classmates and teachers through a housing move.
Primary 1 registration uses home-to-school distance as part of its priority framework, tied to the individual home address and registration rules. School admission follows the Primary 1 registration process. For an established eastern family, the broader attraction is pursuing a new private home while remaining connected to the area where the children already study.
Why this project?
A large land holding with a plot ratio of 1.6
The 840,648 sq ft land area is one of the defining features of Loyang Valley Residences. A plot ratio of 1.6 means the allowable gross floor area is about 1.6 times the land area, giving approximately 1.35 million sq ft of gross floor area within the planning framework.
For buyers who want a substantial residential estate, land area is a central part of this proposition. Loyang Valley Residences combines that scale with a lower plot-ratio framework, making the physical character of the redevelopment a significant part of its appeal.
A height framework allowing up to about 12 storeys
The height limit was raised from 40 m to 50 m in August 2025, allowing up to about 12 storeys. That establishes a mid-rise height framework for Loyang Valley Residences, alongside the 1.6 plot ratio.
The scale here comes from the breadth of the land holding as well as the potential number of homes. For buyers drawn to a substantial residential project without very tall towers, the height framework gives Loyang Valley Residences a distinct starting point.
A new private-home opportunity in Loyang
The proposed roughly 1,249-home redevelopment brings a substantial new residential opportunity to the Loyang Valley address. The project combines the renewal of an existing condo estate with the future transport programme around Loyang, joining a housing change and an infrastructure change in the same location.
That combination is the central reason to look closely at Loyang Valley Residences. The attraction is a new private home on a large eastern land holding, with the future Cross Island Line station beside it and wider road and cycling works around the area.
The neighbours
Kassia: a District 17 private-home benchmark
Kassia has 276 homes. The 2026 market figures put take-up at about 80%, with a median of about S$2,082 psf. Kassia provides a named private-condo reference within the surrounding Pasir Ris market.
Psf means price per square foot of a home's floor area. The Kassia median gives a dated price benchmark in the wider market around Loyang Valley Residences, adding context from a named project in the east.
Who's building it
A SingHaiyi Group-led consortium
A consortium led by SingHaiyi Group bought Loyang Valley for S$880 million in April 2026. The acquisition brings the large Loyang Avenue land holding into the group's residential pipeline, with the proposed new homes forming the next chapter of the address.
Vela Bay: 371 homes sold on launch day
SingHaiyi's Vela Bay at Bayshore sold 371 of its 515 homes on launch day, 25 April 2026. That represented 72% of the project, at an average of S$2,886 psf. The result gives SingHaiyi a dated eastern residential launch behind the Loyang Valley redevelopment.
For a buyer looking at the group behind Loyang Valley Residences, Vela Bay is a specific recent private-condo launch in the east. The project brings a named launch result into SingHaiyi's residential record, alongside the new Loyang acquisition.
The January-to-April 2026 sale process
Loyang Valley was relaunched for collective sale on 8 January 2026 at a S$880 million reserve price. The tender closed on 10 February 2026, followed by a ten-week private treaty period. The S$880 million sale to the SingHaiyi-led consortium followed in April.
A collective sale brings the existing owners' estate together for sale to a redevelopment buyer. At Loyang Valley, that transaction assembled the established residential address into the land holding behind the proposed new project.
Future
Cross Island Line Phase 1: 2030 target
Cross Island Line Phase 1 has a completion target of 2030. The future Loyang MRT station is part of that phase. For Loyang Valley Residences, the target puts the new rail infrastructure within a defined programme for the end of the decade.
Loyang Viaduct and corridor works: 2030 target
The Changi Northern Corridor works have a 2030 completion target. The programme includes the 2.6 km Loyang Viaduct along Loyang Avenue, bypassing the junctions with Pasir Ris Drive 1 and Pasir Ris Drive 3.
The viaduct adds a road route designed to bypass those junctions. Together with the rail programme, it makes the area around Loyang Valley Residences part of a wider transport upgrade covering more than the future MRT station alone.
About 3 km of new cycling paths
The corridor programme includes about 3 km of new cycling paths, with better links to Changi Beach Park. That adds a cycling element to the road and rail improvements, extending the transport programme into outdoor connectivity.
For buyers who value cycling, the planned Changi Beach Park links add a specific destination to the new paths. The improvement is part of the wider corridor programme targeted for completion by 2030.
Cross Island Line extensions: 2032 target
Cross Island Line Phase 2 and the CRL-Punggol Extension have a 2032 target. These extend the longer-term rail programme beyond Phase 1, placing the future Loyang station within a network planned to grow in stages.
Changi Airport Terminal 5: under construction
Changi Airport Terminal 5 is under construction. For Loyang Valley Residences, the airport expansion is part of the wider Changi setting, alongside the aviation and logistics centres served by the Changi Northern Corridor.
Changi East Urban District: mid-2030s plan
The 40-hectare Changi East Urban District is planned for the mid-2030s. It adds a substantial new district to the longer-term Changi picture, alongside Terminal 5 and the transport works around Loyang.
The combined direction brings new rail, roads, cycling connections and airport-area development into the same eastern region. For a buyer with a long-term connection to Changi, that programme is a central part of the Loyang Valley Residences location story.
Who it suits
You want to stay in the east
If your family is rooted in Pasir Ris, Tampines or the wider east, Loyang Valley Residences offers a proposed new private-home option within the same region. You retain an eastern address while pursuing the next stage of the Loyang Valley residential estate.
Your work is connected to Changi or Loyang
If your work centres on Loyang Industrial Estate, Changi Airfreight Centre or Aviation Logistics Park, Loyang Valley Residences puts the home search in the same part of Singapore. The corridor upgrades add a longer-term infrastructure story around those established employment areas.
You value a large estate with a mid-rise framework
If land area and building height matter to you, Loyang Valley Residences brings a clear combination: 840,648 sq ft of land and a height framework allowing up to about 12 storeys. You get a proposed large-scale residential project with a defined mid-rise starting point.
You are buying around the next transport chapter
If a future rail connection is central to your eastern home search, Loyang Valley Residences has Loyang MRT beside it. You have the Cross Island Line programme and the Changi Northern Corridor works forming the next transport chapter around the proposed new homes.
