Loyang Valley Collective Sale Ends Without Bids, But Interest Remains
The collective sale of Loyang Valley, a 362-unit leasehold condo in Changi, closed without receiving any formal bids. This marks the third attempt to sell the estate en bloc, this time at a reserve price of $880 million—$100 million less than the previous attempt in 2022.
Lower Price, Some Interest
Despite the lack of offers, Huttons Asia, the appointed marketing agent, reported that they received expressions of interest, and negotiations are ongoing. The team remains optimistic that the process is still alive, and discussions are continuing with interested parties.
Redevelopment Potential
Loyang Valley sits on a large 840,648 sq ft site, with 56 years left on its 99-year lease. It’s zoned for residential use with a plot ratio of 1.6, giving developers the potential to redevelop the land into around 1.35 million sq ft of gross floor area. That could accommodate up to 1,249 units, averaging 1,076 sq ft each, subject to planning approval.
Height Limit Raised
One boost to its appeal is a recent update from the Civil Aviation Authority of Singapore: the site’s height limit has been raised from 40m to 50m. While this allows taller buildings, it does not increase the saleable floor area, which may not be enough to offset developer concerns about the volume of units they’d need to sell.
Strong Past Attempts
This isn’t Loyang Valley’s first time on the market. The development was first put up for collective sale in 2018 at $750 million but didn’t receive enough support. In 2022, the reserve price was raised to $980 million, spurred by the announcement of the Cross Island Line, but no bids were received then either.
Better Infrastructure Coming
The upcoming Loyang MRT station on the Cross Island Line is expected to make the area more attractive for future buyers. The improved public transport access could support higher property values in the long run.
Recent Benchmarks in Collective Sales
For context, Thomson View was sold in July 2025 for $810 million to a consortium that included UOL, SingLand, and CapitaLand, though that figure was also below its original $918 million reserve price. Chuan Park had earlier changed hands for $890 million in May 2023.
What’s Next for Loyang Valley?
With the 80% mandate secured in May 2025 and active interest still on the table, Loyang Valley may still find a buyer—though it may take more negotiation, better market conditions, or revised terms to seal a deal.
