homequant
apartment · 509371

Le Loyang

Project page · 999-year lease from 1885

Indicative value range
S$1,331,667 – S$1,989,470
Indicative mid S$1,446,229 · S$1,292 psf

Based on 37 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

999-year tenure: the lease method is for 99-year leasehold only.

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 2026The Shorefront · 432 m01-05926 sqftS$1,840,000S$1,988 psf×1.000S$1,988 psf
Jul 2026The Shorefront · 432 m01-05980 sqftS$1,920,000S$1,960 psf×1.000S$1,960 psf
Jul 2026Loyang Gardens · 84 m-1,378 sqftS$1,400,000S$1,016 psf×1.000S$1,016 psf
Jun 2026Le Loyang01-051,066 sqftS$1,280,000S$1,201 psf×1.000S$1,201 psf
Jun 2026Watercrest · 224 m-1,324 sqftS$1,430,000S$1,080 psf×1.000S$1,080 psf
Jun 2026The Shorefront · 432 m01-05980 sqftS$1,955,000S$1,996 psf×1.000S$1,996 psf
May 2026Watercrest · 224 m-1,324 sqftS$1,370,000S$1,035 psf×1.000S$1,035 psf
May 2026The Shorefront · 432 m01-05980 sqftS$1,925,000S$1,965 psf×1.000S$1,965 psf
May 2026The Shorefront · 432 m01-05980 sqftS$1,910,000S$1,950 psf×1.000S$1,950 psf
May 2026Bluwaters 2 · 866 m01-05872 sqftS$1,130,000S$1,296 psf×1.000S$1,296 psf
Apr 2026Watercrest · 224 m-1,324 sqftS$1,310,000S$989 psf×1.000S$989 psf
Mar 2026Le Loyang01-051,109 sqftS$1,322,000S$1,192 psf×0.999S$1,191 psf
Mar 2026Casa Al Mare · 104 m01-05786 sqftS$1,398,000S$1,779 psf×0.999S$1,777 psf
Mar 2026Bluwaters · 770 m01-051,173 sqftS$1,530,000S$1,304 psf×0.999S$1,303 psf
Feb 2026Watercrest · 224 m-1,302 sqftS$1,450,000S$1,113 psf×0.999S$1,112 psf
Sept 2025The Edgewater · 956 m01-05926 sqftS$1,248,000S$1,348 psf×1.031S$1,390 psf
Sept 2025Coastal View Residences · 540 m01-051,141 sqftS$1,430,000S$1,253 psf×1.031S$1,292 psf
Aug 2025The Edgewater · 956 m01-051,001 sqftS$1,248,000S$1,247 psf×1.031S$1,285 psf
Aug 2025Casa Al Mare · 104 m01-051,130 sqftS$2,100,000S$1,858 psf×1.031S$1,915 psf
Aug 2025Bluwaters 2 · 866 m01-05872 sqftS$1,110,000S$1,273 psf×1.031S$1,312 psf
Jul 2025Casa Al Mare · 104 m01-05786 sqftS$1,410,000S$1,794 psf×1.031S$1,850 psf
May 2025Riz Haven · 737 m01-051,066 sqftS$1,300,000S$1,220 psf×1.039S$1,268 psf
May 2025Bluwaters · 770 m01-05818 sqftS$1,020,000S$1,247 psf×1.039S$1,296 psf
Apr 2025Riz Haven · 737 m01-051,055 sqftS$1,450,000S$1,375 psf×1.039S$1,428 psf
Apr 2025Bluwaters 2 · 866 m01-05872 sqftS$1,133,000S$1,300 psf×1.039S$1,350 psf
Mar 2025Watercrest · 224 m-1,001 sqftS$1,130,000S$1,129 psf×1.050S$1,186 psf
Mar 2025Casa Pasir Ris · 830 m01-051,130 sqftS$1,280,000S$1,133 psf×1.050S$1,190 psf
Mar 2025Bluwaters 2 · 866 m01-05872 sqftS$1,028,000S$1,179 psf×1.050S$1,238 psf
Feb 2025Celadon View · 33 m01-051,442 sqftS$1,250,000S$867 psf×1.050S$910 psf
Feb 2025Riz Haven · 737 m01-051,066 sqftS$1,525,000S$1,431 psf×1.050S$1,503 psf
Feb 2025The Shorefront · 432 m01-05980 sqftS$1,894,000S$1,934 psf×1.050S$2,031 psf
Feb 2025Casa Pasir Ris · 830 m01-051,389 sqftS$1,655,000S$1,192 psf×1.050S$1,252 psf
Jan 2025Coastal View Residences · 540 m01-051,152 sqftS$1,313,888S$1,141 psf×1.050S$1,198 psf
Dec 2024Bluwaters · 770 m01-051,184 sqftS$1,320,000S$1,115 psf×1.054S$1,175 psf
Dec 2024Coastal View Residences · 540 m01-051,152 sqftS$1,388,000S$1,205 psf×1.054S$1,270 psf
Dec 2024Bluwaters 2 · 866 m01-051,109 sqftS$1,228,000S$1,108 psf×1.054S$1,167 psf
Nov 2024The Shorefront · 432 m01-05818 sqftS$1,554,000S$1,900 psf×1.054S$2,002 psf

How accurate is this estimate for Le Loyang?

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.

2.66% gross yield

S$38,400 of rent a year against the estimate above · 0.34 points below flats like it

Leases signed here within a quarter of this size run about S$3,200 a month, the middle of 8 of them.

In outside the central region, freehold flats yield 3.00%, from 614 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 20261000-1100 sqft2Non-landed PropertiesS$4,000
Q2 20261000-1100 sqft3Non-landed PropertiesS$3,500
Q1 20261100-1200 sqft3Non-landed PropertiesS$3,300
Q4 20251200-1300 sqft2Non-landed PropertiesS$3,400
Q4 20252000-2100 sqft3Non-landed PropertiesS$3,200
Q4 20251000-1100 sqft3Non-landed PropertiesS$3,100
Q4 20251000-1100 sqft3Non-landed PropertiesS$3,100
Q4 20251000-1100 sqft2Non-landed PropertiesS$2,850

median of 8 URA rental contracts at Le Loyang within a quarter of 104 sqm, since 2025Q4.

Buying or selling at S$1,446,229?

Buying: Stamp duty on S$1,446,229 · Cash and CPF needed on S$1,446,229 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,446,229.

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

Primary schools near 43 Jalan Loyang Besar

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
Jun 2026
Le Loyang · 01-05 · Apartment
1,066 sqftS$1,280,000S$1,201 psf
Mar 2026
Le Loyang · 01-05 · Apartment
1,109 sqftS$1,322,000S$1,192 psf
May 2024
Le Loyang · 01-05 · Apartment
1,119 sqftS$1,100,000S$983 psf
Oct 2023
Le Loyang · 01-05 · Apartment
1,335 sqftS$1,290,000S$966 psf
Mar 2022
Le Loyang · 01-05 · Apartment
1,561 sqftS$1,450,000S$929 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.