If you live near the airport, congratulations: your condo might have just become more interesting to developers.
The Civil Aviation Authority of Singapore (CAAS) recently raised building height limits near airports, allowing residential projects to go up to 15 storeys higher than before. For industrial and commercial projects, the cap rises by nine storeys. It isn’t entirely a homegrown move though – this is due to the International Civil Aviation Organization (ICAO) revising its rules, for the first time since around the 1950s.
As you might expect, half a century of advancement in air travel has dramatically improved navigation and safety. For reference, back when the current set of rules was devised, we thought it was okay to smoke on planes, have stewardesses carve steaks with sharp knives, and safety measures were positive thinking.
So it was time for a change, and Singapore did chair the task force that pushed some changes through.
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This is good news for many east-side condos near the airport
If you’re sitting in an older condo near Changi, your en bloc prospects just got brighter.
Many east-side developments – think parts of Tampines, Loyang, and Upper Changi – were previously hampered by low height limits. That lowered developer interest, since lower height limits meant fewer units. When an en-bloc did happen in affected areas, it was mainly for boutique or small condos, on equally small plots.
Take Loyang Valley, for example. This 1980s leasehold project has been attempting an en-bloc sale for some time now, and one of the elements to improve its attraction is an easing of height restrictions. Till now, it seemed that any redevelopment would yield too few units to justify the asking price. The project has tried collective sales more than once, and just this year, it made a third attempt, lowering its reserve price to S$880 million. The timing wasn’t coincidental: with airspace limits finally being loosened, what was once “never going to happen” suddenly seems quite viable.
And Loyang isn’t alone. Low-rise clusters in Bedok, Simei, and Pasir Ris, where many old condos are trapped under height restrictions, may now be back in the redevelopment conversation.
But before anyone celebrates, let’s remember: taller doesn’t solve every issue.
Aircraft noise doesn’t vanish just because you’re 15 floors higher; in fact, some might argue it gets louder. Infrastructure is another constraint: for many decades, these were areas meant to handle lighter population densities – so some of these areas (such as the area around Loyang Valley) may be light on amenities like bigger malls and public transport.
Developers will also factor these into their considerations. In fact, from word on the ground, developers are more concerned about issues like school access and the presence of upgraders (or right-sizers from landed homes) being in the area; these make up the main pool of buyers. Right now, some areas near the airport, from Upper Changi to Loyang, still lack some of these traits.
As for adding to our housing supply, not all land near the airport is zoned for private residential redevelopment. Much of it is still state land, so it’s mainly the government that will be the main beneficiary of higher height allowances. Big condos may now be plausible in those areas, but we still need to wait for URA zoning to make it all happen.
There’s also still some mystery here as to which condos are going to benefit. It’s not yet clear which projects were, or still are, restricted by aviation height limits. The updated framework will presumably introduce new standards; but until the URA and CAAS spell out precise details, we can’t be certain which developments stand to benefit.
It’s good news overall, but I’d temper my enthusiasm.
There’s still a perception that projects near the airport are more for renting to aviation workers, and some spots are considered to be very “kampung” in feel. Carissa Court, Changi Court, and Azalea Park all come to mind here, and developers who move into this area will need a big marketing push to shift those perceptions (although the freehold Kassia did manage to sell 52 per cent of its 276 units on launch weekend).
For investors, though, this now makes some older condos, as well as the land parcels near the airport, worth watching. The odds of a few en-bloc events here have improved, even if they’re still far from guaranteed.
Meanwhile, in other property news:
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- Comparing condo prices is both an art and a science; but start with avoiding these common mistakes.
- Everyone seems to want to buy a property in Malaysia these days; but look out for these issues before you go ahead.
- Check out our review of new launch Springleaf Residence, one of the most affordable projects near an MRT station in 2025.
- Can a boutique condo in District 15 still perform? Here’s a deep dive for Stacked Pro readers, that looks at several thousand transactions over 10 years.
Weekly Sales Roundup (04 – 10 August)
Top 5 Most Expensive New Sales (By Project)
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
| TERRA HILL | $5,250,000 | 1894 | $2,771 | FH |
| TEMBUSU GRAND | $4,136,000 | 1711 | $2,417 | 99 yrs (2022) |
| NAVA GROVE | $3,938,600 | 1550 | $2,541 | 99 yrs (2024) |
| THE CONTINUUM | $3,853,000 | 1270 | $3,033 | FH |
| THE LAKEGARDEN RESIDENCES | $3,601,600 | 1550 | $2,324 | 99 yrs (2023) |
Top 5 Cheapest New Sales (By Project)
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
| CANBERRA CRESCENT RESIDENCES | $1,106,100 | 570 | $1,939 | 99 years |
| RIVER GREEN | $1,253,000 | 420 | $2,985 | 99 years |
| ONE MARINA GARDENS | $1,257,768 | 431 | $2,921 | 99 yrs (2023) |
| THE COLLECTIVE AT ONE SOPHIA | $1,278,000 | 452 | $2,827 | 99 yrs (2023) |
| LENTOR HILLS RESIDENCES | $1,280,000 | 581 | $2,202 | 99 yrs (2022) |
Top 5 Most Expensive Resale
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
| SCOTTS HIGHPARK | $7,400,000 | 3466 | $2,135 | FH |
| THE LADYHILL | $6,800,000 | 2325 | $2,925 | FH |
| ST REGIS RESIDENCES SINGAPORE | $5,382,500 | 2153 | $2,500 | FH |
| THE INTERLACE | $5,180,000 | 3154 | $1,642 | 999 yrs (1995) |
| THE TRIZON | $4,700,000 | 2185 | $2,151 | 99 yrs (2009) |
Top 5 Cheapest Resale
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | TENURE |
| PARC ROSEWOOD | $663,000 | 431 | $1,540 | 99 yrs (2011) |
| VIVA VISTA | $705,000 | 377 | $1,871 | FH |
| NEWEST | $745,000 | 463 | $1,610 | 956 yrs (1928) |
| THE WISTERIA | $745,888 | 441 | $1,690 | 99 yrs (2015) |
| THE AXIS | $755,000 | 398 | $1,896 | FH |
Top 5 Biggest Winners
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD |
| GALLOP GABLES | $4,108,000 | 1744 | $2,356 | $2,868,000 | 20 Years |
| MAPLE WOODS | $3,258,000 | 1539 | $2,117 | $2,257,650 | 27 Years |
| CLEMENTI PARK | $3,120,000 | 2271 | $1,374 | $2,220,000 | 21 Years |
| THE METROPOLITAN CONDOMINIUM | $3,368,000 | 1744 | $1,931 | $2,001,800 | 19 Years |
| VALLEY PARK | $3,038,000 | 1356 | $2,240 | $1,948,000 | 30 Years |
Top 5 Biggest Losers
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | RETURNS | HOLDING PERIOD |
| TURQUOISE | $3,100,000 | 2088 | $1,485 | -$2,357,270 | 18 Years |
| EON SHENTON | $1,160,000 | 538 | $2,155 | -$291,000 | 13 Years |
| CONCOURSE SKYLINE | $2,320,000 | 1119 | $2,072 | -$140,000 | 5 Years |
| THE CREST | $2,358,000 | 1324 | $1,781 | -$68,000 | 8 Years |
| THE ORIENT | $1,350,000 | 721 | $1,872 | -$44,200 | 8 Years |
Top 5 Biggest Winners (ROI%)
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | ROI (%) | HOLDING PERIOD |
| CLEMENTI PARK | $3,120,000 | 2271 | $1,374 | 246.7% | 21 Years |
| HERITAGE VIEW | $2,280,000 | 1313 | $1,736 | 239.3% | 27 Years |
| DORMER PARK | $2,650,000 | 1249 | $2,122 | 235.4% | 21 Years |
| GALLOP GABLES | $4,108,000 | 1744 | $2,356 | 231.3% | 20 Years |
| MAPLE WOODS | $3,258,000 | 1539 | $2,117 | 225.7% | 27 Years |
Top 5 Biggest Losers (ROI%)
| PROJECT NAME | PRICE S$ | AREA (SQFT) | $PSF | ROI (%) | HOLDING PERIOD |
| TURQUOISE | $3,100,000 | 2088 | $1,485 | -43.2% | 18 Years |
| EON SHENTON | $1,160,000 | 538 | $2,155 | -20.1% | 13 Years |
| CONCOURSE SKYLINE | $2,320,000 | 1119 | $2,072 | -5.7% | 5 Years |
| 18 WOODSVILLE | $895,000 | 495 | $1,808 | -3.6% | 13 Years |
| THE ORIENT | $1,350,000 | 721 | $1,872 | -3.2% | 8 Years |
Transaction Breakdown
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Frequently asked questions
How has Singapore's new height limit policy near Changi Airport affected condo development?
Which areas near Changi Airport might benefit from the increased height limits?
Will taller buildings near the airport eliminate aircraft noise concerns?
Are all land near the airport now available for private residential development?
What should residents near Changi Airport consider before expecting redevelopment?
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