Upcoming New Launch · District 17 · Singapore

Loyang Valley
Residences

Where the East Awakens — A Grand New Chapter Begins

~1,249 Units 99-Year Leasehold 🚇 Doorstep Loyang MRT (CRL) 840,648 sqft Site By SingHaiyi Group Preview ~2027/2028
📋 Register VVIP Preview View Project Details 💬 WhatsApp Jet Lee
~1,249 Residential Units
D17 District
840K sqft Land Area
$880M En Bloc Value
Project Overview

A New Landmark in the East

🔔 Upcoming Launch — Register Early for VVIP Priority Access & Direct Developer Price
Floor plans, official pricing and showflat details will be released closer to launch. Register now to be among the first contacted when available.

Rising from Singapore's largest 2026 en bloc deal, Loyang Valley Residences will be a landmark mid-rise condominium along Loyang Avenue, steps from the upcoming Loyang MRT on the Cross Island Line — a once-in-a-generation site in the East.

Project NameLoyang Valley Residences
AddressLoyang Avenue, Singapore
DistrictDistrict 17 (Pasir Ris / Changi)
DeveloperSingHaiyi Group-led Consortium
Tenure99-Year Leasehold (Fresh from 2026)
Site Area~840,648 sqft (78,115 sqm)
Plot Ratio1.6 (Residential — URA Draft MP 2025)
Est. GFA~1.35 million sqft
Est. Units~1,249 residential units
Max HeightUp to 12 storeys (CAAS-approved)
Nearest MRTLoyang (CR3) — Cross Island Line
En Bloc Price$880 million ($940 psf ppr)
Est. PreviewLate 2027 / 2028 (TBC)
Indicative PSF~$2,100–$2,400 psf (analyst projection)

Indicative Unit Mix

TypeEst. SizeNote
1 Bedroom~484–600 sqftTBC
2 Bedroom~650–800 sqftTBC
3 Bedroom~900–1,100 sqftTBC
4 Bedroom~1,200–1,500 sqftTBC
5BR / PenthouseTBCTBC

* Indicative only. Actual unit mix, sizes and pricing subject to developer's final plans and URA approval.

Land Acquisition Highlights

✦ Acquired for $880 million — Singapore's largest residential en bloc in 2026
✦ 2nd largest residential land in the East after Mandarin Gardens
✦ Height limit upgraded to 12 storeys (CAAS, Aug 2025)
✦ Fresh 99-year lease secured via lease upgrading premium ($246M)
✦ Land betterment charge of $226M factored in

* Artist impressions for illustration only. Actual design subject to developer's final plans.

Location & Connectivity

Everything Within Reach

Positioned at the heart of Singapore's most exciting eastern growth corridor — flanked by the Cross Island Line, Changi Airport Terminal 5, and a rich network of schools, malls and parks.

Location Map — Loyang Avenue, District 17

Loyang Valley Residences location map — Loyang Avenue District 17 near Loyang MRT Cross Island Line
📍 Loyang Valley Residences
Loyang Avenue · District 17 · Singapore
🚇 Cross Island Line — The Game Changer

When Loyang MRT (CR3) opens in Q2 2029, residents gain direct one-line access to Bright Hill (TEL interchange), Ang Mo Kio (NSL), King Albert Park, Clementi, and Jurong Lake District. Two stops to Pasir Ris (EWL interchange). Buying at launch means entering before this catalyst lands.

Open in Google Maps ↗

Nearby Amenities

🚇
Loyang MRT (CR3)
Cross Island Line — connects East to West seamlessly
Doorstep · TOP Q2 2029
✈️
Changi Airport T5
Under construction — major employment & rental driver
~10 min drive
🛍️
Whitesands Mall
Pasir Ris retail & dining hub, major grocery anchors
~10 min drive
🎡
Downtown East / E!Hub
Entertainment, F&B and Pasir Ris Park access
~12 min drive
🏫
Pasir Ris Primary
Within 1km — Phase 1 registration advantage
Within 1km
🏫
Hai Sing Catholic School
Secondary school in the vicinity
Nearby
🌳
Changi Northern Corridor
Green infrastructure link — completing ~2030
Upcoming
🏖️
Pasir Ris Park & Beach
Cycling, mangroves, waterfront leisure
~10 min drive
🛒
Loyang Point
Neighbourhood mall for daily essentials, F&B
~5 min drive
🚗
Tampines Expressway (TPE)
Quick highway access to CBD, PIE, ECP
~5 min drive
Floor Plans

Unit Floor Plans

🔔 Floor plans not yet released. Official floor plans will be available closer to the showflat preview in 2027/2028. Register your interest below and Jet Lee will send them to you directly the moment they are released.
1BR
1 Bedroom
~484 – 600 sqft
TBC
2BR
2 Bedroom
~650 – 800 sqft
TBC
3BR
3 Bedroom
~900 – 1,100 sqft
TBC
4BR
4 Bedroom
~1,200 – 1,500 sqft
TBC
5BR
5 Bedroom / PH
TBC
TBC
Get Floor Plans First

Register your interest and Jet Lee will send you the floor plans & e-brochure the moment they are released by the developer.

📋 Register Now 💬 WhatsApp

* All unit sizes are indicative estimates based on comparable SingHaiyi developments. Actual floor plans, sizes and layout are subject to developer's final plans and URA approval.

Pricing Guide

Indicative Price Guide

🔔 Official price list not yet released. The figures below are analyst projections based on SingHaiyi's land cost. Register to receive the official price list directly from the developer when launched.

Indicative Price Range (Analyst Projection)

Unit Type Est. Size Indicative From
1 Bedroom ~484 – 600 sqft ~$1.1M+
2 Bedroom ~650 – 800 sqft ~$1.5M+
3 Bedroom ~900 – 1,100 sqft ~$2.0M+
4 Bedroom ~1,200 – 1,500 sqft ~$2.7M+
5BR / Penthouse TBC TBC

* Indicative pricing based on analyst land cost projections (~$2,100–$2,400 psf). Not an offer or representation. Actual prices set by developer at launch.

PSF Context — How Loyang Compares
Pasir Ris 8 (subsale) ~$2,050–$2,200 psf
Grand Dunman (D15) ~$2,518 psf avg
Vela Bay (Bayshore) From ~$2,500 psf
Loyang Valley Residences ~$2,100–$2,400 psf*
Land Cost Breakdown

En Bloc Price: $880M
Land Betterment Charge: ~$226M
Lease Upgrading Premium: ~$246M
Effective Land Cost: ~$940 psf ppr
Developer margin + construction typically adds ~$1,100–$1,400 psf → est. launch ~$2,100+ psf

💬 Ask Jet Lee About Pricing
Investment Case

Why Loyang Valley Makes Sense Now

For upgraders, investors and families — a rare confluence of mega-estate scale, imminent MRT access, and first-mover pricing ahead of two major catalysts.

01
Mega-Estate Scale — Rare in Singapore's East
At 840,648 sqft, this is the 2nd largest residential plot in the east after Mandarin Gardens. Mega-developments command premium pricing, stronger rental demand and more comprehensive facilities — a scale advantage that smaller sites cannot replicate.
02
Doorstep Loyang MRT — Buy Before It Opens
Loyang MRT (CR3) on the Cross Island Line opens Q2 2029. Buying at launch in 2027/28 means entering before MRT operationalisation — historically the best entry window for capital appreciation in any Singapore MRT-proximate project.
03
Changi Airport T5 Rental Uplift
Terminal 5 construction is underway, bringing thousands of new aviation-related jobs to Changi-Loyang. The corridor has historically delivered strong rental yields from airport professionals — the new mega-development will capitalise on this at scale.
04
Two Catalysts Ahead — Not Behind
The projected 2027/28 launch window sits before both Loyang MRT (2029) and the Changi Northern Corridor (~2030) complete. Buyers capture appreciation from both infrastructure milestones — historically the most value-accretive position in Singapore's property cycle.
05
SingHaiyi's Proven East Singapore Track Record
Grand Dunman (D15): ~90% sold, avg $2,518 psf. Parc Clematis: 1,468 units, fully sold. Vela Bay (Bayshore): 8,000 preview visitors. SingHaiyi understands large-scale East Singapore developments and has consistently priced them to move.
06
Fresh 99-Year Lease — No Decay Penalty
The old Loyang Valley had only ~55 years left. The new development starts with a fresh 99-year lease from 2026, secured via a $246M lease upgrading premium. Future buyers inherit full leasehold value with no depreciation discount baked in.
The Developer

SingHaiyi Group

SingHaiyi Group is a Singapore-listed developer with a proven track record in large-scale residential developments. Under 30-year-old Group CEO Gallant Tang — who completed his first en bloc deal with the $880M Loyang Valley acquisition — the group combines development scale with an intimate understanding of Singapore's eastern residential market.

Formerly known as Haiyi Holdings, SingHaiyi rebranded in 2013 and has since grown into one of Singapore's top ten developers, with a portfolio spanning Singapore, Malaysia, and the United States.

Recognition & Awards

BCI Asia Top 10 Developer Award 2020 · Established 2013 · Listed on SGX · Operations in Singapore, Malaysia & USA

Track Record
Vela Bay — Bayshore, District 16
515 units · Launched April 2026 · 8,000 visitors on preview weekend
Ongoing Sales
Grand Dunman — District 15
1,008 units · Launched July 2023 · ~90% sold at avg $2,518 psf as of 2026
~90% Sold
Parc Clematis — Clementi
1,468 units · Built on former Park West en bloc ($840.9M) · Fully sold & completed 2023
Fully Sold
The Collective at One Sophia
Mixed-use development · Prime District 9
Completed
The Gazania & The Lilium
Freehold boutique residences · Acquired via en bloc 2017–2018
Completed
The Vales EC — Anchorvale
Inaugural Singapore project · Executive Condominium
Completed
Frequently Asked Questions

What You Need to Know

What is Loyang Valley Residences?
Loyang Valley Residences is the upcoming new launch condominium redeveloped from the former Loyang Valley site along Loyang Avenue, District 17 (Pasir Ris / Changi). The site was sold en bloc for $880 million in April 2026 to a consortium led by SingHaiyi Group — Singapore's largest residential en bloc in 2026. It will yield approximately 1,249 units on a massive 840,648 sqft site.
When will Loyang Valley Residences be launched for sale?
The project is in early planning stages following the April 2026 acquisition. Based on typical post-en bloc timelines of 18–24 months (demolition, planning approvals, piling, showflat construction), a preview is realistically expected in late 2027 or 2028. Register now to be among the first notified when dates are confirmed.
What is the expected price of Loyang Valley Residences?
Official pricing has not been released. Based on the land cost of $940 psf ppr and analyst projections, indicative starting prices are expected around $2,100 psf, with averages likely $2,200–$2,400 psf. SingHaiyi priced Vela Bay approximately 10% below land cost projections, so the actual price could come in more competitively. Prices will be confirmed at launch.
What MRT station is nearest to Loyang Valley Residences?
Loyang MRT Station (CR3) on the Cross Island Line (CRL) is located right at the doorstep of the development, expected to open Q2 2029. The CRL connects Loyang to Bright Hill (TEL interchange), Ang Mo Kio (NSL interchange), King Albert Park, Clementi, and Jurong Lake District — all in one uninterrupted line. Two stops away is Pasir Ris (EWL interchange).
How many units will Loyang Valley Residences have?
Based on the site area of 840,648 sqft and a gross plot ratio of 1.6 (URA Draft Master Plan 2025), the site can yield approximately 1,249 residential units at an average size of ~1,076 sqft. The exact number and unit mix are subject to developer's final plans and URA approval.
Is the tenure freehold or leasehold?
Loyang Valley Residences will be 99-year leasehold with a fresh lease commencing from the acquisition year (2026). The developer paid a $246 million lease upgrading premium to secure this fresh tenure. This means future buyers will enjoy a full 99-year leasehold without the depreciation penalty that affected the old 1982-dated Loyang Valley (which had only ~55 years remaining).
What schools are near Loyang Valley Residences?
Pasir Ris Primary School is within 1km of the site, which provides a Phase 1 school registration advantage for Singapore Citizens. Other nearby schools include Hai Sing Catholic School, Dunman Secondary School, and a range of options in the broader Pasir Ris and Tampines neighbourhoods. Exact 1km school proximity will be confirmed once the official address is registered with URA.
Who is the marketing agent for this website?
This website is managed by Jet Lee (CEA Reg No. R007613B), Senior Associate Group District Director at PropNex Realty Pte Ltd. With 18 years of Singapore real estate experience, Jet specialises in new launch condominiums and investment-grade properties. Register your interest above or WhatsApp Jet at +65 8764 9315 for personalised advice and priority access.
Jet Lee
Senior Associate Group District Director · PropNex Realty · 18 Years Experience
CEA Reg No. R007613B · PropNex Realty Pte Ltd (L3008022J)
🎵 TikTok @jetleechannel · 🌐 jetleechannel.sg
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