Making Waves in the East: SingHaiyi Clinches Loyang Valley — What Is Its Long-Term Potential?

Largest Collective Sale in the East Concludes

Following several attempts, Loyang Valley in Pasir Ris has finally completed an en bloc sale for S$880 million, making it the largest collective sale transaction of 2026 to date. This milestone not only marks a major breakthrough after years of collective sale efforts for the development, but also represents a key landmark in this year's real estate market.

This deal closely follows the S$391.9 million sale of the rear podium portion of The Centrepoint in February this year, once again injecting fresh momentum into the wider property market.

Transaction Process and Pricing Breakdown

The latest tender for Loyang Valley closed on 10 February, before entering a 10-week private treaty negotiation period. On 17 April, prior to the close of the private treaty window, a consortium led by SingHaiyi Group successfully clinched the site. The transaction price matched the S$880 million reserve price set during its relaunch in January 2026.

Factoring in an estimated Land Betterment Charge (LBC) of approximately S$226 million alongside a lease top-up premium of about S$246 million, the effective land rate works out to around S$940 per square foot per plot ratio (psf ppr). In the current market environment, this pricing level is viewed as relatively attractive, while also reflecting the developer's confidence in the site's future potential.

Planning Parameters and Redevelopment Potential

Under the Master Plan 2025, the land parcel is zoned for residential use with a gross plot ratio (GPR) of 1.6, yielding an estimated gross floor area (GFA) of about 1.35 million sq ft. Based on an average unit size of 100 sq m (1,076 sq ft), the future project is estimated to yield approximately 1,249 residential units, offering prime conditions to curate a mega residential community.

In addition, the site received approval from the Civil Aviation Authority of Singapore (CAAS) in August 2025 to raise its building height limit from 40 metres to 50 metres. This allows future blocks to be built up to about 12 storeys, affording greater architectural flexibility and potential for value enhancement.

A Rare, Low-Density Mega Land Parcel

Built in 1982, the existing Loyang Valley is a 99-year leasehold development with a remaining lease of approximately 55 years. Spanning an expansive site area of about 840,648 sq ft, the development comprises 12 residential blocks of four to seven storeys, well regarded for its low-density living, red-brick façade, spacious balconies, and mature landscaped grounds.

In land-scarce Singapore, expansive residential sites with low-density characteristics are increasingly hard to come by. By land area, it stands as the second-largest residential parcel in the East after Mandarin Gardens, offering distinct advantages in terms of development potential and master-planning scale.

Impressive Windfall for Owners

For existing owners, this collective sale translates into substantial financial gains. Estimates indicate that smaller units (around 1,001 sq ft) could receive gross proceeds of roughly S$1.67 million, while the largest units (around 3,272 sq ft) stand to fetch close to S$3.91 million.

Compared to resale transactions over the past year—where units changed hands between S$1.08 million and S$1.9 million—this en bloc sale delivers a clear value uplift, illustrating the redevelopment premium inherent in mega-scale sites.

Eastern Corridor Growth Drivers and Long-Term Prospects

The group's decision to acquire the site is largely anchored by the East region's solid fundamentals and clear long-term growth trajectory.

Moving forward, the project will benefit from several major infrastructure and employment catalysts, including the upcoming Loyang MRT station, the Changi Northern Corridor, and Changi Airport Terminal 5 (T5). These growth engines will steadily elevate the precinct's residential and investment value.

With a site area exceeding 840,000 sq ft, the developer has a rare opportunity to curate distinctive and differentiated living concepts—an increasingly scarce proposition in today's market.

Developer Track Record and Strategic Footprint

In recent years, SingHaiyi has amassed substantial experience in executing large-scale residential developments.

For instance, Grand Dunman (1,008 units), launched in 2023, is currently about 90% sold at an average price of around $2,518 psf. Earlier, Parc Clematis (1,468 units) was completely sold out and has achieved successful completion and handover.

These proven track records highlight the developer's seasoned capabilities in planning, marketing, and executing mega residential projects, offering a reliable benchmark for the future redevelopment of Loyang Valley.

Market Signal: Sustained Developer Confidence

Overall, the successful sale of Loyang Valley sends an important signal to the market: in the current macroeconomic climate, developers remain ready to commit capital when a site offers clear planning parameters, sensible pricing, and a compelling long-term growth narrative.

This underscores enduring demand for quality land parcels while reaffirming the underlying resilience of Singapore's real estate market amidst broader uncertainties. At the same time, successful transactions of such mega parcels will continue to drive urban renewal and support the supply of future private housing.