OCR - 1568 transactions in last 3 years
District 17 (Changi, Loyang) is in the Outside Central Region - the suburban heartlands where entry prices are lowest and gross yields tend to be highest, supported by HDB upgrader demand and family-oriented amenities.
Last transaction: 2026-05-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | COASTAL CABANA | $1,790 | $1,868 | N/A | 364 | 748 |
| 2 | KASSIA | $2,064 | $2,064 | N/A | 205 | 276 |
| 3 | HEDGES PARK CONDOMINIUM | $1,263 | $1,442 | 4.1% | 88 | - |
| 4 | PARC OLYMPIA | $1,191 | $1,349 | 4.1% | 83 | - |
| 5 | THE INFLORA | $1,305 | $1,479 | 4.1% | 77 | - |
| 6 | PALM ISLES | $1,230 | $1,399 | 4.2% | 72 | - |
| 7 | FERRARIA PARK CONDOMINIUM | $1,240 | $1,240 | 3.3% | 61 | - |
| 8 | THE JOVELL | $1,488 | $1,652 | 4.1% | 53 | - |
| 9 | CARISSA PARK CONDOMINIUM | $1,186 | $1,186 | 3.2% | 53 | - |
| 10 | EDELWEISS PARK CONDOMINIUM | $1,109 | $1,109 | 3.6% | 53 | - |
| 11 | PARC KOMO | $1,746 | $1,746 | 3.4% | 40 | - |
| 12 | BALLOTA PARK CONDOMINIUM | $1,063 | $1,063 | 3.3% | 39 | - |
| 13 | AZALEA PARK CONDOMINIUM | $1,104 | $1,162 | 3.4% | 29 | - |
| 14 | THE GALE | $1,312 | $1,312 | 3.2% | 27 | - |
| 15 | ESTELLA GARDENS | $1,183 | $1,183 | 3.4% | 26 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
No tracked primary schools in this district.