Loyang Valley Residences vs Pasir Ris 8 — Which East Singapore Condo Wins?

Published June 2026 · District 17, Loyang Avenue · By Jet Lee, PropNex Realty (CEA Reg No. R007613B)

Two of the most talked-about East Singapore developments — Loyang Valley Residences (the upcoming mega new launch by SingHaiyi on Loyang Avenue) and Pasir Ris 8 (the established integrated development at Pasir Ris Town Centre). Both sit in the East, both target similar buyer profiles — but they're very different propositions.

This guide compares both developments across what matters most: price, MRT, amenities, schools, and investment value.

At a Glance — Loyang Valley vs Pasir Ris 8

Factor	Loyang Valley Residences	Pasir Ris 8
Address	Loyang Avenue, D17	Pasir Ris Central, D18
Tenure	99-year leasehold (fresh 2026)	99-year leasehold (from 2022)
Total Units	~1,249 (TBC)	487
Developer	SingHaiyi Group Consortium	Allgreen Properties / Kerry Properties
Status	New launch — preview ~2027/2028	Completed (TOP 2024)
Estimated PSF	~$2,100–$2,400 psf (indicative)	~$2,100–$2,400 psf (resale)
Nearest MRT	Loyang MRT (CR3) — doorstep	Pasir Ris MRT (EWL/CRL) — integrated
Site Area	840,648 sqft (mega estate)	~178,000 sqft
Integrated Mall	No (White Sands nearby)	Yes — Pasir Ris 8 mall integrated
Changi Airport T5	~10 min drive	~15 min drive

Location & MRT — Different Lines, Similar Connectivity

Both developments benefit from the Cross Island Line (CRL) — Singapore's newest MRT line connecting the East to the West. But in different ways:

Loyang Valley Residences is literally at the doorstep of Loyang MRT (CR3) on the CRL. This is the eastern terminus of the CRL when it opens — giving residents direct access to Bright Hill (future interchange), Ang Mo Kio, Jurong Lake District, and beyond without transfer.
Pasir Ris 8 is integrated with Pasir Ris MRT, which is both an EWL station and a CRL station (CR5) — making it a proper interchange. EWL connects to Tampines, City Hall, and Raffles Place directly.

Pasir Ris 8's integrated interchange is a genuine advantage for commuters who need the EWL. Loyang Valley's position at the CRL terminus means faster access to cross-island destinations but without the EWL option.

Size — David vs Goliath

Loyang Valley Residences is built on an 840,648 sqft site — one of the largest residential land parcels in Singapore's East. At ~1,249 units across up to 12 storeys, this is a genuine mega estate with extensive grounds and resort-style landscaping potential.

Pasir Ris 8 is much more compact at 487 units on ~178,000 sqft. What it lacks in scale, it makes up for in its integrated mall and MRT connection — residents can get to the supermarket or MRT without stepping outside.

For families who value space, greenery, and resort facilities, Loyang Valley's mega scale is an advantage. For professionals who prioritise urban convenience and integrated living, Pasir Ris 8's compact integration is appealing.

The Changi Airport T5 Factor

This is Loyang Valley's biggest structural advantage that many buyers overlook. Changi Airport Terminal 5 — the world's largest single terminal when completed — is being built approximately 10 minutes' drive from Loyang Avenue.

T5 will create tens of thousands of jobs in aviation, logistics, hospitality, retail, and supporting industries. Many of these workers will want to live nearby. Loyang Valley Residences will be the closest large-scale residential development to T5 — creating sustained rental demand that doesn't exist yet at Pasir Ris 8.

For investors, this is a forward-looking catalyst. Buy today, rent to T5 workers in 5–8 years.

Price Comparison

Both developments are in similar PSF territory — approximately $2,100–$2,400 psf. However, there are important nuances:

Loyang Valley's land cost was $880 million at approximately $940 psf/ppr — below many RCR new launches, suggesting competitive developer pricing at launch
Pasir Ris 8 resale units trade at $2,100–$2,400 psf with leases already running from 2022
Loyang Valley's lease commences fresh from 2026 — buyers get a fuller 99-year tenure

Schools

School	Loyang Valley	Pasir Ris 8
Casuarina Primary	Within 1km	~2km
Loyang View Primary	Within 1km	~3km
Pasir Ris Primary	~2km	Within 1km
Elias Park Primary	~1-2km	~2km
White Sands Primary	~2km	Within 1km

Both developments have primary schools within 1km — giving families P1 registration priority options on both sides.

Verdict For integrated urban living and immediate rental income, Pasir Ris 8 wins today. For long-term investment upside, fresh lease, mega-estate lifestyle, and Changi T5 rental catalyst, Loyang Valley Residences is the stronger structural pick — especially for buyers with a 5–10 year horizon. The two serve different buyer timelines and priorities rather than being direct substitutes.

FAQ

Is Loyang Valley Residences more expensive than Pasir Ris 8?

Both are in similar PSF ranges of $2,100–$2,400 psf. Loyang Valley's official pricing is TBC at launch (estimated 2027/2028). Pasir Ris 8 resale units currently trade in this range with leases from 2022. Loyang Valley offers a fresher lease commencing 2026.

Which is closer to Changi Airport?

Loyang Valley Residences is approximately 10 minutes by car from Changi Airport, including the upcoming Terminal 5. Pasir Ris 8 is approximately 15 minutes away. This proximity advantage is significant for Loyang Valley's rental investment case tied to T5 workers.

Does Loyang Valley have an integrated mall?

No. Loyang Valley Residences does not have an integrated mall. White Sands Shopping Centre is nearby at Pasir Ris. Pasir Ris 8 has an integrated mall directly connected to the development — a genuine lifestyle convenience advantage.

When is Loyang Valley Residences launching?

Loyang Valley Residences is targeted to preview in late 2027 or 2028, subject to developer's plans and authorities' approval. Register your interest now to receive VVIP priority access and the price list before public launch.

Interested in Loyang Valley Residences? Register for VVIP access — direct developer price, no commission payable by buyer.

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