Property Market in Loyang

Loyang offers more accessible private property compared to the city-wide average. According to URA transaction records from 2022 to 2025,D17 has recorded 2,806 private residential transactions, making it a market with consistent but measured transaction activity. The median condominium and apartment price stands at S$1.2M, which is 32% below the Singapore-wide median of S$1.7M.

Loyang is a subzone region located in the town of Pasir Ris in the East Region of Singapore. The region consists of three subzones, Loyang West, Loyang East and Flora Drive. The name means brass or tray in Malay.

The private residential market in Loyang spans 9 property categories. Condominiums lead with 1,922 transactions at a median of S$1.1M. The distinction between condominiums and apartments in Singapore is largely regulatory (condominiums must meet a minimum land area of 4,000 sqm and include recreational facilities), but prices also reflect differences in unit size and development scale.

Loyang also has an active landed property segment. Terrace houses trade at a median of S$2.3M, semi-detached homes at S$4M, and detached houses at S$6.1M. Landed properties in Loyang offer an alternative to high-rise living at prices that vary significantly with plot size and condition.

Tenure is a defining factor in Loyang's property pricing. Freehold properties trade at a median of S$1.3M, while 99-year leasehold units trade at S$1.2M. That is a 12% premium for freehold, or approximately S$144K more in absolute terms.

On a per-square-metre basis, the gap narrows somewhat: freehold at S$14,711/sqm versus leasehold at S$14,266/sqm. For buyers weighing freehold versus leasehold in Loyang, the key question is time horizon. Freehold properties hold value over decades and face no lease decay, but new 99-year leasehold developments often offer modern facilities and layouts at a lower entry price. New leasehold launches have been active in Loyang, with 1,458 transactions versus 1,139 freehold.

Rental rates in Loyang average S$4.12 psf per square foot per month, placing the district relatively affordable rental rates, making it accessible for tenants on a tighter budget. The highest rents are commanded by THE JOVELL at S$5.19 psf.

The rental spread within Loyang runs from S$3.37 psf at ESTELLA GARDENS to S$5.19 psf at THE JOVELL. This range reflects differences in development age, finish quality, proximity to MRT, and whether the unit is furnished. Investors evaluating gross rental yield in Loyang should compare these rates against the purchase price per square foot to assess returns.

The most actively traded development in Loyang is COASTAL CABANA on JALAN LOYANG BESAR, with 318 URA-recorded transactions at a median of S$1,751,500. THE JOVELL follows with 250 transactions at S$1,012,200.

High transaction volumes typically indicate active secondary markets with good liquidity. Buyers who may need to sell within a few years should consider developments with proven resale activity, as these tend to attract a broader pool of buyers when the time comes.

In pricing terms, Loyang sits closest to Seletar (S$1.1M), Yishun (S$1.2M), Kranji (S$1.1M). Those with a larger budget might look at Telok Blangah at S$2.6M.