Touring Loyang Villas: Shophouse-styled terrace homes in Changi from $1.8 million , Cash Information

If you happen to’ve all the time needed to stay in a landed home, however have a restricted finances (and do not thoughts dwelling within the East), Loyang Villas is unquestionably an space that it’s best to take note of.

It is likely one of the largest and most cheap leasehold landed estates that I’ve toured to date, consisting of 423 very fascinating terrace homes. At present, listings begin from $1.8 million for a terrace home and $2.35 million for a 3,000 sq ft nook terrace, with gross sales transacting at below $2 million as just lately as February 2022. (The three gross sales in March 2022 had been over $2 million, however these had been for barely bigger plots of land – over 2,000 sq ft versus the standard 1,600 – 1,700 sq ft plot).


We have talked about Loyang Villas up to now in our least expensive landed houses in Singapore article. After we final wrote that piece, there had been 83 worthwhile transactions and 6 unprofitable transactions within the space, with the final three gross sales between $1.48 and $1.5 million.

We did not go into a lot element in regards to the neighbourhood in that article, and with a lot demand for inexpensive dwelling house in Singapore now, I assumed it was excessive time we gave the district a re-examination.

Positioned on the serene Loyang Rise and Loyang View, Loyang Villas was developed by GuoccoLand and TOP-ed round 1996, with 99-year leases ranging from Could 1, 1993, so the homes are simply shy of 30 years previous. It is nonetheless sufficient to deal with one era a minimum of however previous the essential 20-year mark.

As you might already know, leasehold landed properties are often purchased for way of life or rental revenue and never capital positive aspects. (If you happen to’re asset appreciation, the 20-year mark is a key milestone for leasehold landed properties. For these questioning in regards to the rental prospects of the world, the newest rental contracts had been between $3,800 – $5,000.)

Banks additionally take note of the remaining tenure of leasehold properties when issuing loans, so the age of the property would have an effect on the pool of future consumers, and thus future resale costs. Two issues to bear in mind:

  1. For properties with 59 years or much less on their lease, financial institution financing is restricted.
  2. If there are 30 years or much less on the lease, consumers will not be allowed to make use of their Central Provident Fund (CPF) funds for the acquisition.


Anyway, sufficient about cash and again to the property: The homes at Loyang Villas are lovely as they had been constructed within the Peranakan shophouse model, which I personally love.

You may have a stunning view out of your home windows, your neighbour’s homes. As well as, the homes have a really good setback from the alternative ones, as there are pavements on either side of the street. 


I discover the 2 pavements fairly impractical although, as they’re too slender to be helpful. Everybody I noticed jogging and strolling across the property was strolling on the principle street as an alternative of on the pavements, and that additionally means the street is kind of slender.

This is not helped by the truth that virtually everybody appears to park by the roadside, there are such a lot of vehicles on this property that some sections had vehicles parked on either side of the street, which makes getting by way of considerably like an impediment course. (Some homes had a couple of automotive and others most well-liked to maintain their entrance yards clear).

I visited throughout a non-festive interval and already I needed to traverse the property for 2 to a few instances to seek out parking, so I can not think about what the scenario might be like in the course of the festive season!


Earlier than heading over to Loyang Rise, I had the impression that it was tremendous inaccessible (in all probability as a consequence of a pal who used to stay in Changi and would all the time gripe about how far it was from all the pieces).

Nevertheless, after viewing the property, I have to say that it’s really very well-connected: There are a number of entry and exit factors for each vehicles and pedestrians, with bus stops at most of them. It is usually just about proper by the PIE, so it is simple to get to and from different components of Singapore by automotive.


The sometimes three-storey homes listed below are very fascinating as they arrive in numerous layouts: Some have many break up ranges while others have the extra typical, “flatter” home structure (some with a double quantity ceiling over the lounge.) An image (or video, on this case) paints a 1000 phrases, so I am going to allow you to see the distinction for your self. Click on right here for the break up stage home and right here for the double quantity ceiling structure.

Personally, I discover the latter “common” home far more habitable as the various break up ranges and low ceiling make the primary kind of home really feel extraordinarily small and cramped and the steps are additionally a visit hazard for the aged. 


A number of the homes right here have two entrances. One into the bottom ground and one other up the steps to the principle dwelling space of the home, so you would doubtlessly convert them into twin key homes. (Word: I am undecided the bed room on the bottom ground has a toilet although, which clearly is a necessity if you wish to break up the property!)

Furthermore, just a few of the rooms have balconies. It is massive sufficient that you would be able to get some recent air, however not so large that your inside dwelling house is eaten into – which might undoubtedly be a plus if anybody has to quarantine for Covid.


The homes right here range fairly a bit in structure: Some have basements and backdoors main proper to the bus stops outdoors the property, so it might be smart to spend a while researching the varied listings to decide on a property that most accurately fits your way of life and desires should you’re pondering of shifting right here.




As talked about above, there are many bus stops surrounding the property. As well as, the upcoming Loyang MRT will even enhance the accessibility of the world, though that’s solely as a consequence of begin working round 2030.

There’s a very small of empty land that has been labelled a “smoke-free park” within the property. (It is so small, it is smaller than the gardens in many homes I’ve seen).


For folks of non-fur youngsters, there are 4 childcare centres inside 500m of the property, in addition to one inside it. Nevertheless, there is just one Main Faculty inside the coveted 1 km mark (White Sands Main) and one other 4 inside 2 km from the property.

There may be additionally a Shell petrol station throughout the street, close to sufficient that it is handy to gas up, however not so close to that you simply fear about fires or fumes.


The whole forested space above that’s surrounding the Shell petrol station is zoned residential below the URA Grasp Plan with a plot ratio of 1.6.

When it comes to outlets, Loyang Villas is not very thrilling, though I am guessing individuals transfer right here to be away from the hustle and bustle of city (and the “low cost” costs.) There are a number of HDB estates round Loyang Villas and Loyang Level can be a ten minute or so stroll away, however not far more than that.

Parc Komo might be accomplished someday in 2023, and with that, the industrial outlets referred to as Komo Shoppes could have 28 retail models right here. Fairprice Best and Coffeebean have been introduced as confirmed tenants, which might be a much-needed increase to the rapid enclave.

ALSO READ: Touring Victoria Park Villas: A classy leasehold landed enclave in District 10 subsequent to GCBs

This text was first printed in Stackedhomes.

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