Before it became Loyang Valley Residences, the original Loyang Valley condominium had a decades-long history along Loyang Avenue. Here's how the site changed hands in what became Singapore's largest residential en bloc sale of 2026.
The former Loyang Valley was a 362-unit, 99-year leasehold condominium completed in 1985. By 2026, the development had roughly 55 years left on its lease — a factor that often motivates owners to consider collective sale, since remaining lease value diminishes over time and redevelopment potential becomes more attractive to developers.
| Detail | Figure |
|---|---|
| Sale Price | $880 million |
| Sale Date | April 2026 |
| Ranking | Singapore's largest residential en bloc sale in 2026 |
| Buyer | SingHaiyi Group-led consortium |
| Land Betterment Charge | ~$226 million |
| Lease Upgrading Premium | ~$246 million (secures fresh 99-year lease) |
| Effective Land Cost | ~$940 psf ppr |
At 840,648 sqft, the site is the second-largest residential land parcel in East Singapore after Mandarin Gardens — a scale that is increasingly rare given limited large land parcels available for collective sale in mature estates. Combined with the upcoming Cross Island Line station directly adjacent to the site, this made it an attractive redevelopment opportunity despite the substantial land betterment and lease upgrading charges required.
En bloc sale proceeds are typically distributed among owners based on their share value, after deducting legal, agent and other transaction costs. Owners of the original Loyang Valley used their proceeds either to purchase replacement homes or to reinvest elsewhere in the property market — a common pattern in large Singapore en bloc transactions.
Understanding the en bloc history explains why Loyang Valley Residences is priced and positioned the way it is. The $940 psf ppr effective land cost, plus typical construction and developer margin, underpins the ~$2,100-$2,400 psf indicative pricing you see today.
When did the Loyang Valley en bloc sale complete?
The sale completed in April 2026 at a price of $880 million, making it Singapore's largest residential collective sale that year.
How many units were in the original Loyang Valley?
The original Loyang Valley condominium, completed in 1985, had 362 units on a 99-year lease with roughly 55 years remaining at the time of the en bloc sale.
Why did the developer pay a lease upgrading premium?
The lease upgrading premium of approximately $246 million secures a brand new fresh 99-year lease from 2026, rather than continuing with the remaining years from the original 1985 lease — a significant value factor for future buyers.
Is the en bloc price relevant to what I'll pay for a unit?
Yes — the $880 million en bloc price, plus land betterment and lease upgrading charges, forms the land cost base that developers use to calculate launch pricing, alongside construction costs and profit margin.
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