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condo · 509064

Loyang Valley

Project page · 99-year lease from 1982

Indicative value range
S$1,576,931 – S$1,624,668
Indicative mid S$1,584,448 · S$1,001 psf

Based on 7 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2025Loyang Valley01-051,582 sqftS$1,545,800S$977 psf×1.031S$1,007 psf
Jul 2025Loyang Valley01-051,862 sqftS$1,800,000S$967 psf×1.031S$996 psf
May 2025Loyang Valley01-051,981 sqftS$1,900,000S$959 psf×1.039S$997 psf
Jan 2025Loyang Valley06-101,496 sqftS$1,600,000S$1,069 psf×1.050S$1,123 psf
Jan 2025Loyang Valley01-051,485 sqftS$1,480,000S$996 psf×1.050S$1,047 psf
Dec 2024Loyang Valley01-051,873 sqftS$1,780,000S$950 psf×1.054S$1,001 psf
Nov 2024Loyang Valley01-051,873 sqftS$1,710,000S$913 psf×1.054S$962 psf

How accurate is this estimate for Loyang Valley?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.95% gross yield

S$46,800 of rent a year against the estimate above · 0.49 points below flats like it

Leases signed here within a quarter of this size run about S$3,900 a month, the middle of 67 of them.

In outside the central region, leasehold flats yield 3.44%, from 291 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 2026>3000 sqft4Non-landed PropertiesS$4,800
Q3 20261800-1900 sqft3Non-landed PropertiesS$4,600
Q3 20261800-1900 sqft3Non-landed PropertiesS$4,600
Q3 20261800-1900 sqft3Non-landed PropertiesS$4,300
Q3 20261800-1900 sqft3Non-landed PropertiesS$4,300
Q3 20261900-2000 sqft3Non-landed PropertiesS$4,200
Q3 20261900-2000 sqft3Non-landed PropertiesS$4,200
Q3 20261800-1900 sqft3Non-landed PropertiesS$4,150

median of 67 URA rental contracts at Loyang Valley within a quarter of 147 sqm, since 2025Q4.

Buying or selling at S$1,584,448?

Buying: Stamp duty on S$1,584,448 · Cash and CPF needed on S$1,584,448 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,584,448.

Each opens with this figure filled in; change anything there.

Primary schools near 212 Loyang Avenue

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2026
Loyang Valley · 01-05 · Condominium · 55 years left
excluded: enbloc or bulk caveat
626,545 sqftS$880,000,000S$1,405 psf
Sept 2025
Loyang Valley · 01-05 · Condominium · 55 years left
1,582 sqftS$1,545,800S$977 psf
Jul 2025
Loyang Valley · 01-05 · Condominium · 56 years left
1,862 sqftS$1,800,000S$967 psf
May 2025
Loyang Valley · 01-05 · Condominium · 56 years left
1,981 sqftS$1,900,000S$959 psf
Jan 2025
Loyang Valley · 01-05 · Condominium · 56 years left
1,001 sqftS$1,080,000S$1,079 psf
Jan 2025
Loyang Valley · 01-05 · Condominium · 56 years left
1,485 sqftS$1,480,000S$996 psf
Jan 2025
Loyang Valley · 06-10 · Condominium · 56 years left
1,496 sqftS$1,600,000S$1,069 psf
Dec 2024
Loyang Valley · 01-05 · Condominium · 56 years left
1,873 sqftS$1,780,000S$950 psf
Nov 2024
Loyang Valley · 01-05 · Condominium · 56 years left
1,873 sqftS$1,710,000S$913 psf
Jul 2024
Loyang Valley · 01-05 · Condominium · 57 years left
1,421 sqftS$1,400,000S$985 psf
May 2024
Loyang Valley · 01-05 · Condominium · 57 years left
1,905 sqftS$1,820,000S$955 psf
Apr 2024
Loyang Valley · 01-05 · Condominium · 57 years left
1,507 sqftS$1,500,000S$995 psf
Mar 2024
Loyang Valley · 01-05 · Condominium · 57 years left
1,959 sqftS$1,758,000S$897 psf
Feb 2024
Loyang Valley · 01-05 · Condominium · 57 years left
1,055 sqftS$1,030,000S$976 psf
Dec 2023
Loyang Valley · 01-05 · Condominium · 57 years left
1,485 sqftS$1,405,000S$946 psf
Oct 2023
Loyang Valley · 01-05 · Condominium · 57 years left
1,905 sqftS$1,788,000S$938 psf
Aug 2023
Loyang Valley · 01-05 · Condominium · 57 years left
1,873 sqftS$1,700,000S$908 psf
Mar 2023
Loyang Valley · 01-05 · Condominium · 58 years left
1,841 sqftS$1,700,000S$924 psf
Aug 2022
Loyang Valley · 01-05 · Condominium · 58 years left
1,862 sqftS$1,630,000S$875 psf
Jun 2022
Loyang Valley · 06-10 · Condominium · 59 years left
1,496 sqftS$1,420,000S$949 psf
Mar 2022
Loyang Valley · 01-05 · Condominium · 59 years left
1,905 sqftS$1,720,000S$903 psf
Feb 2022
Loyang Valley · 01-05 · Condominium · 59 years left
1,485 sqftS$1,400,000S$943 psf
Feb 2022
Loyang Valley · 01-05 · Condominium · 59 years left
1,001 sqftS$900,000S$899 psf
Oct 2021
Loyang Valley · 01-05 · Condominium · 59 years left
1,485 sqftS$1,250,000S$842 psf

Sale prices as filed in caveats.

Where the lease takes this

About 54 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years49 yearsS$1,505,392S$1,662,075S$1,831,540S$1,883,184

On a flat market the lease alone costs 5% over 5 years. Prices would need to rise about 1.03% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.