After two unsuccessful attempts, the 362-unit Loyang Valley development has launched its third en bloc sale with a substantially reduced reserve price of $880 million, down from $980 million in 2022. Industry observers describe the current market conditions as ideal for collective sales in Singapore’s eastern corridor, citing improved market sentiment and strategic infrastructure developments including the Cross Island Line.
Loyang Valley’s third en bloc attempt reflects strategic pricing adaptation amid improving eastern corridor market sentiment and infrastructure developments.
The development is situated on 840,648 square feet of land at 200 Loyang Avenue in District 17. It offers developers approximately 1.35 million square feet of gross floor area with a plot ratio of 1.6 and 56 years remaining on its 99-year lease.
Market analysts anticipate the large site could accommodate over 1,200 units upon redevelopment. This represents a significant expansion opportunity, testing developer appetite for substantial projects in secondary locations.
Following the public tender launch on July 8, 2025, developers have seven weeks to conduct due diligence before the closing date of September 9. The proximity to the future Loyang MRT station is expected to enhance bidder interest.
The timing coincides with potential relaxation of airport restrictions and broader infrastructure improvements that strengthen the eastern Singapore transitional area’s development prospects.
Current owners face substantial financial windfalls if the collective sale succeeds. Projected payouts range from $1.67 million for the smallest two-bedroom units to $3.9 million for the largest four-bedroom configurations. The 80% mandate was successfully achieved in May 2025, demonstrating strong owner support for the sale.
These distributions would particularly benefit long-term residents who purchased decades prior. However, owner hesitation reflected in previous failed attempts indicates ongoing negotiations regarding timing and accessible redevelopment value.
The reduced reserve price reflects adaptation to subdued developer demand amid rising construction costs and interest rates. The implied land rate of $936 per square foot including assessments and premiums offers developers a competitive entry point compared to other district sites.
Success or failure of the sale will likely influence other collective sales for older developments in similar transitional areas. The en bloc market’s performance aligns with government expectations of gradual price normalization following recent cooling measures implemented to prevent speculative bubbles.
Industry observers characterize the current en bloc market with cautious optimism. They view Loyang Valley’s outcome as a barometer for future collective sales beyond prime districts.
Should the tender succeed, the new project’s sales launch is projected for 2027. This would coincide with the completion of the Cross Island Line.
Potential development completion is expected in the early 2030s, transforming both the site and the surrounding area’s residential landscape.
