When people look at a new condominium, they often focus on the price, facilities and MRT access. But there is another detail that can quietly make a big difference: land tenure and site size.
For Loyang Valley Residences, these two points are especially interesting. The project is being redeveloped from the former Loyang Valley condominium, a large residential site in District 17. The original property was sold for S$880 million to a SingHaiyi-led consortium in April 2026.
The site is also a 99-year leasehold property, making it important for buyers to understand what that means before committing to a unit.
Is Loyang Valley Residences 99-Year Leasehold?
Yes. The former Loyang Valley site is a 99-year leasehold residential development. The original lease started in 1982, and the existing development had about 55 years remaining when it was sold in April 2026.
For buyers, this is a key point. A 99-year leasehold home is not the same as a freehold property. The buyer owns the property for the remaining lease period, subject to Singapore’s land and property laws. Over time, the remaining lease becomes shorter.
However, buyers should not look at tenure alone and immediately decide that a property is good or bad.
Many new condominiums in Singapore are 99-year leasehold projects. What matters is the full picture including location, price, accessibility, development quality and your own long-term plans.
For someone planning to live in the home for many years, the decision may look very different from someone buying mainly for investment.
How Large Is the Loyang Valley Site?
This is where Loyang Valley Residences becomes particularly interesting. The site covers approximately 840,648 sq ft, which is a very large residential land parcel. The former development had 362 apartments spread across 12 blocks.
Under the Draft Master Plan 2025, the site is zoned for residential use with a gross plot ratio of 1.6. It could provide about 1.35 million sq ft of gross floor area after redevelopment.
Subject to planning approval, the site could potentially accommodate around 1,249 new homes, based on an estimated average unit size of about 1,076 sq ft.
That is a huge change from the existing 362-unit development.
Why Does the Large Site Matter?
A large site can give a developer more room to plan the project. Instead of squeezing homes and facilities into a small plot, a large development can potentially provide a wider mix of facilities, landscaping and residential blocks.
It can also allow the developer to think carefully about how the buildings are positioned.
That matters because nobody wants to spend a large amount of money on a home only to discover that the unit faces a noisy road or another block at close range.
The former Loyang Valley was known for its mature greenery and spacious setting. Whether the new development can create a similar sense of openness is something buyers should watch closely when the official plans and showflat become available.
What Does the 1.6 Gross Plot Ratio Mean?
The gross plot ratio, or GPR, is a planning measure that helps determine how much floor area can be built on a site.
With a 1.6 GPR on an approximately 840,648 sq ft site, the redevelopment could have about 1.35 million sq ft of gross floor area.
But this does not mean every square foot will become saleable living space.
Gross floor area can include areas that are not part of a buyer’s apartment. The final development also depends on planning requirements, design and approvals.
So, buyers should treat the 1.35 million sq ft figure as a redevelopment potential figure rather than a promise about the final project.
Could the Site Size Affect Unit Choices?
Potentially, yes.
A project of around 1,249 units could offer a wider selection of home sizes than the original development. But the final unit mix has not been confirmed, so buyers should wait for official information before making assumptions about one-bedroom, two-bedroom, three-bedroom or larger units.
The final layout of the estate will also matter. When the plans are released, look closely at block locations, views, facilities, entrances, privacy and walking routes. A large site can be wonderful, but the experience can still vary greatly from one unit to another.
What Should Buyers Remember About the Lease?
The biggest mistake would be to think that 99-year leasehold automatically means poor value.
Instead, ask yourself a more useful question: Does the property make sense for my plans and budget?
If you are buying a home to live in, consider how long you expect to stay. If you are buying as an investment, look carefully at rental demand, future competition and the purchase price.
Also remember that future property values are never guaranteed. Factors such as market conditions, interest rates, government policies and demand can all change.
Final Thoughts on Loyang Valley Residences
There is plenty to feel excited about here. A large 840,648 sq ft site, potential for around 1,249 homes, a 1.6 gross plot ratio and future MRT connectivity give Loyang Valley Residences an interesting redevelopment story.
At the same time, buyers should keep their feet on the ground. The project is a 99-year lease old development, and the final unit mix, design and pricing will determine whether it offers good value.
The best approach is simple: look beyond the glossy showflat and understand the land, lease, layout and total cost. When those pieces fit your needs, buying a new home becomes much more than an exciting decision it becomes a decision you can feel confident about.
