Loyang Villas
131 filed transactions · District 17 · OCR
S$2,280k median price
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $2,280,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
- Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
- What a higher floor is worth hereMeasured within this building, not across the country
- What is within reach of itSchools, stations and shops, at straight-line distance
- Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding
Median price by month24 months with a sale
The transactions behind those figures20 of 131
Nothing modelled — these are the filed sales.
What the floor is worth
Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.
No project in District 17 has enough sales at both ends for this flat type. Nothing is shown rather than something estimated.
Every band in District 17, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.
| Storeys | Median psf | Filed sales |
|---|---|---|
| 01-05 | S$1,181 | 1,158 |
| 06-10 | S$1,232 | 598 |
URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.
What's around
Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.
- White Sands Primary School677m
3 more between 1km and 2km
- Pasir Ris Primary School1.1km
- East Spring Primary School1.3km
- Casuarina Primary School1.5km
- Other schoolsEast Spring Secondary School1.0km
Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
What has sold nearby300m
From 29 filed sales — the 20 most recent at each project, which is all this index keeps.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| Avila Terrace | 187m | 2026-07 | — | 164 sqm | $2,330 |
| Landed · Jalan Batalong East | 211m | 2026-07 | — | 307 sqm | $1,628 |
| Landed · Jalan Chelagi | 276m | 2026-04 | — | 311 sqm | $1,244 |
| Landed · Jalan Chelagi | 276m | 2026-04 | — | 311 sqm | $1,188 |
| Bukit Loyang Estate | 203m | 2026-03 | — | 523 sqm | $1,209 |
| Avila Terrace | 187m | 2026-02 | — | 251 sqm | $1,476 |
| Bukit Loyang Estate | 203m | 2025-11 | — | 304 sqm | $1,683 |
| Bukit Loyang Estate | 203m | 2025-10 | — | 311 sqm | $1,642 |
| Avila Terrace | 187m | 2025-06 | — | 163 sqm | $2,095 |
| Avila Terrace | 187m | 2025-05 | — | 163 sqm | $2,131 |
| Avila Terrace | 187m | 2025-04 | — | 163 sqm | $2,163 |
| Avila Terrace | 187m | 2024-11 | — | 163 sqm | $1,924 |
| Avila Terrace | 187m | 2024-06 | — | 163 sqm | $2,075 |
| Avila Terrace | 187m | 2023-08 | — | 164 sqm | $1,866 |
| Avila Terrace | 187m | 2022-11 | — | 166 sqm | $1,876 |
| Avila Terrace | 187m | 2022-08 | — | 258 sqm | $1,408 |
| Avila Terrace | 187m | 2022-07 | — | 254 sqm | $1,282 |
| Avila Terrace | 187m | 2022-01 | — | 163 sqm | $1,583 |
The 18 most recent are listed, out of 29 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.
The afternoon sun, and what is approved in it247°–293°
Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.
Today the sun drops below 15° at 06:00 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.
Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.
1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:
| Approved | Away | Bearing | Height | What |
|---|---|---|---|---|
| 2025-06-24 | 373m | 249° WSW | 3 storeys | Proposed reconstruction of 3-storey envelope control corner terrace dwelling house on lot 03058v mk 31 at 73 loyang ri… |
The land under Loyang Villas
HDB put this parcel out to tender and names Loyang Villas as what was built on it. Everything below is from that tender: the dates, the winning price, and the 5 bids that came in.
- Tender launched28 Aug 1992
- Tender closed23 Oct 19925 bids received
- Awarded2 Feb 1993First Capital Corporation Ltd
- Winning tenderS$73,400,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
- Parcel
- Pasir Ris S1 Loyang Ave
- Site area
- 104,784 sq m
- Lease
- 99 yrs
- Plot ratio
- 1.2
- Gross floor area
- Not published
- Sold as
- Condominium
Every bid — all 5, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | First Capital Corporation Ltd | S$73,400,000 | — |
| 2 | Overseas Union Land Pte Ltd/Liang Court Holdings Ltd/Tuan Huat Development Pte Ltd | S$69,910,000 | S$3,490,000 · 4.8% |
| 3 | City Development Ltd | S$68,200,000 | S$5,200,000 · 7.1% |
| 4 | Li Hills Investment Pte Ltd/Pissaro Internation Pte Ltd/Hickson Pte Ltd | S$41,806,600 | S$31,593,400 · 43.0% |
| 5 | Golden Development Pte Ltd | S$39,000,000 | S$34,400,000 · 46.9% |
What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.
Source: HDB — Sites Sold by HDB · tender awarded 2 Feb 1993 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Loyang Villas”. This parcel, from tender to today · Every land sale
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.