Loyang Valley launches third collective sale bid at S$880 million
Condominium Loyang Valley in Changi East is making a fresh push for an en bloc deal, this time with an asking price of S$880 million. This 99‑year leasehold site spans 840,648 square feet and currently houses 362 apartments built in 1985.
Key numbers developers need to know • Indicative price: S$880 million • Implied land rate: S$936 per square foot per plot ratio, inclusive of an estimated S$221 million Land Betterment Charge and a S$245 million lease upgrade premium (including 7 percent bonus balcony floor area) • Redevelopment potential: About 1,249 new homes, based on an average unit size of 1,076 square feet and a gross plot ratio of 1.6, subject to URA approval
Why the price looks sharper this round The reserve price is S$100 million lower than the 2022 attempt, which drew no bids, and only marginally above the S$750 million target set in 2018. Terence Lian, head of investment sales at Huttons Asia, calls the revised guide “a compelling and achievable opportunity” in the current market. Owners could pocket between S$1.67 million and S$3.9 million, depending on unit size.
Recent market evidence Four resale units changed hands at Loyang Valley in 2025. The latest deal was a 1,980‑square‑foot apartment that sold in May for S$1.9 million, or S$959 per square foot. These transacted prices offer incoming developers a snapshot of achievable exit values once the site is redeveloped.
Location advantages Loyang Valley sits in an area earmarked for major transformation. The Cross Island Line will bring a new Loyang MRT station right next door, while the Loyang Viaduct will improve road connectivity. Changi East itself is doubling in size to accommodate Terminal 5, a third runway, an expanded industrial zone and a new urban district. Nearby employment nodes such as Aviation Logistics Park, Loyang Industrial Estate and Changi Business Park point to a robust tenant pool for future landlords.
Comparable projects The most recent launch in Changi East was freehold Kassia, which moved 52 percent of its 276 units on its debut weekend in July 2024 at S$1,821 to S$2,177 per square foot. Strong early take‑up at Kassia underscores demand for new homes in the east, even before rail and airport expansions come online.
Tender timeline The public tender opens on July 8 and closes on September 9, giving interested parties two months to evaluate the site, work out development economics and factor in upcoming infrastructure catalysts.
Bottom line With a reduced land rate, significant future transport links and growing employment hubs nearby, Loyang Valley offers developers a chance to craft a large‑scale residential project in Singapore’s east. This third attempt could finally clinch an en bloc win if bidders see value in the site’s scale and the government‑led transformation around Changi.
