Loyang Valley to relaunch for tender in January at same guide price of S$880 million 

[SINGAPORE] Changi condominium Loyang Valley is relaunching for collective sale at an unchanged price of S$880 million on Jan 8.

While a tender closed in September 2025 with no bids, the collective sale committee has obtained more clarity on regulatory requirements and is making another shot. 

“During the first attempt, developers expressed concern about potential hidden costs tied to off-site works, access requirements and infrastructure obligations,” said Terence Lian, Huttons Asia’s head of investment sales, who is marketing the project. 

“Over the past several months, the marketing team and collective sale committee engaged in repeated discussions with the Land Transport Authority and other agencies to resolve these uncertainties. These clarifications have addressed the core technical issues that previously held developers back,” he added.

Loyang Valley sits on a 840,648 square foot (sq ft) plot of land, which now houses 362 apartments. 

Subject to planning approval, developers may build around 1,249 dwelling units, assuming an average unit size of 1,076 sq ft. 

Significant infrastructure and industrial developments are expected in the Changi East area, and these include the Loyang Viaduct and the Cross Island Line, which will put a new Loyang MRT station next to the 99-year leasehold condo’s site.

According to Huttons Asia, the guide price of S$880 million works out to a land cost of S$940 per sq ft per plot ratio (psf ppr), inclusive of an estimated land betterment charge of about S$226 million, and a lease upgrading premium of around S$246 million after factoring in a 7 per cent bonus balcony gross floor area. 

Lian said: “In comparison, recent top bids for government land sales tenders in the east such as for the Bayshore and Bedok Rise sites have crossed S$1,300 psf ppr. With doorstep MRT access expected, the site offers both compelling value and significant upside potential.” 

Built in 1985, Loyang Valley has about 55 years left on its 99-year lease. Under the Master Plan 2025, the site is zoned for residential use and has a gross plot ratio of 1.6.

Owners stand to receive between S$1.67 million and S$3.9 million for their properties, which range from 1,001 sq ft for the smallest two-bedroom unit to 3,272 sq ft for the four-bedroom unit, the development’s largest.

The last new launch in the Changi East area was freehold condominium Kassia, which sold 52 per cent of its 276 residential units on its launch weekend in July 2024. The prices ranged between S$1,821 and S$2,177 psf. The project located on Flora Drive is being developed by Hong Leong Holdings, City Developments Limited and TID.

Loyang Valley is also near industrial hubs such as Aviation Logistics Park, Loyang Industrial Estate and Changi Business Park. 

The Changi East area now under development expands to nearly double the footprint of the current Changi Airport; it will add 10.8 sq km of new infrastructure, including Terminal 5, a third runway, the Changi East Industrial Zone and the Changi East Urban District. 

The tender for Loyang Valley will close on Feb 10.