RPS · Resale Project Scorecard
Loyang Valley — Grade B
RPS score 6.00/10 · D17 · Changi, Loyang, Pasir Ris · 362 units · scored across 7 weighted factors — methodology published.
99YR · Loyang Valley · TOP 1985
Solid, middle-of-the-pack project. Standout strengths: capital appreciation, project size. Key weaknesses: tenure, MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 1/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 4/10
- Future Transformation6% weight
- 5/10
Avg Ann. of +3.98% — top-quartile performance within its 1985-era cohort (70th percentile).
2 primary schools within 1km (nearest: PASIR RIS PRIMARY SCHOOL at 0.89km). Strong school proximity — a genuine advantage for young families.
362 units — good project size supporting active resale market and adequate facilities.
2.19km from Tampines East Mrt Stn (DT33) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.26% — above-average income return.
99YR tenure — about 55 years remaining; lease decay is starting to impact bank valuations and CPF usage.
Moderate future-catalyst exposure — nearest meaningful driver: Loyang MRT (CR2, CRL1) at 0.38km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Pasir RIS Primary School, White Sands Primary School.
The verdict· Scores updated September 2026
Loyang Valley scores 6.00 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1092nd of 2,357 resale condos scored in Singapore and 10th of 33 in District 17 (Changi, Loyang, Pasir Ris). Its strongest factors are Project's Historical Performance (8/10) and Project Size (8/10); its weakest is MRT Proximity (1/10). Solid, middle-of-the-pack project. Standout strengths: capital appreciation, project size. Key weaknesses: tenure, MRT access.
See all 33 scored condos in District 17 (Changi, Loyang, Pasir Ris) →
RPS · Resale Project Scorecard
Recent resale transactions at Loyang Valley
12 months to September 2026 (Oct 2025 – Sep 2026): 1 resale transaction, median $1,405 psf, median price $880.0M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,405 psf | $880.0M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 1 | $1,405 psf | $880.0M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Loyang Valley: frequently asked questions
Answers generated from the scorecard data — RPS rank 1092nd of 2,357, scores updated September 2026.
- Is Loyang Valley a good buy in 2026?
- Loyang Valley scores 6.00/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1092nd of 2,357 Singapore resale condos and 10th of 33 in District 17 (Changi, Loyang, Pasir Ris). Solid, middle-of-the-pack project. Standout strengths: capital appreciation, project size. Key weaknesses: tenure, MRT access. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Loyang Valley?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 1 resale transaction at Loyang Valley, at a median of $1,405 psf and a median price of $880.0M. Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Loyang Valley from the nearest MRT station?
- Loyang Valley is about 2.2km from Tampines East MRT (DT33), scoring 1/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Loyang Valley compare with The Inflora?
- The Inflora is the project scored next to Loyang Valley on the District 17 ranking: 6.01 (Grade B) against Loyang Valley's 6.00 (Grade B). Loyang Valley scores higher on Primary School Effect (7 vs 3) and Future Transformation (5 vs 3); The Inflora scores higher on Tenure (4 vs 8) and MRT Proximity (1 vs 4).
- Which primary schools are within 1km of Loyang Valley?
- 2 primary schools are within 1km of Loyang Valley: Pasir RIS Primary School, White Sands Primary School. 2 primary schools within 1km (nearest: PASIR RIS PRIMARY SCHOOL at 0.89km). Strong school proximity — a genuine advantage for young families. Loyang Valley scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Loyang Valley, and how big is the project?
- Loyang Valley is 99-year leasehold, completed in 1985, has 362 units, developed by Loyang Valley. 99YR tenure — about 55 years remaining; lease decay is starting to impact bank valuations and CPF usage. 362 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Loyang Valley in Changi, Loyang, Pasir Ris
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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