In this Stacked Pro breakdown:
Do Older Leasehold Condos Like Loyang Valley Still Have Room to Grow?
Comparison
We analysed how Loyang Valley, a 1985 leasehold project in Pasir Ris, performed from 2016 to 2024. This was benchmarked against both islandwide trends and newer nearby developments, most of which are freehold.
Key Insight
Despite its age and leasehold status, Loyang Valley outpaced many peers in both quantum and $PSF growth, even recording the highest annualised price growth among nearby projects with transactions in both years.
Why This Matters
With new launches getting smaller and pricier, older condos like Loyang Valley show that space, layout, and upcoming MRT access can outweigh age, and may still offer long-term upside.
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Loyang Valley is one of the older leasehold condos in Singapore today, dating back to 1985. It’s also come on the radar again recently, largely thanks to the new Cross Island Line (CRL): once Loyang MRT station is up and running in 2029, this once-inaccessible condo may yet be an undervalued gem. But do larger unit sizes, an upcoming train station, and lower price psf allow this older leasehold condo to stay in demand? Let’s take a closer look at the numbers:
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A quick profile of Loyang Valley
Located along Loyang Avenue (District 17), Loyang Valley was built in 1985 (99-year lease starting in 1982), and has 362 units. The project has a land area of around 79,212 sqm, and is particularly identifiable for its red-brick facade. Loyang Valley is nestled in a green area, next to Kuala Loyang (a small forested area).
Looking at the performance of Loyang Valley compared to the overall market
Let’s look at how Loyang Valley has fared versus leasehold non-landed properties, island-wide. We’ll break this down based on unit sizes for a fairer comparison:
2-bedroom units
Average price
| Year | Loyang Valley | All non-landed properties | % difference |
|---|---|---|---|
| 2016 | $929,000 | $1,116,441 | -16.79% |
| 2024 | $1,310,000 | $1,541,044 | -14.99% |
Average size
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