Vela Bay
515 seaview homes — the first private condo in the new Bayshore precinct, two minutes from Bayshore MRT. 72% sold the opening weekend at S$2,886 psf.
The numbers, on one page.
- Developer
- SingHaiyi Group, Haiyi Holdings & Chuan Capital (Bayshore Walk Pte Ltd JV)
- Architect
- P&T ConsultantsSource: developer-listed
- Tenure
- 99-year leasehold
- Total units
- 515 across two towers (up to 31 storeys)Source: two-source corroborated, Jun 2026
- Home sizes
- 1BR+Study to 5BR · 484 – 1,582 sqft · 2 penthouses to 1,765 sqftSource: developer launch material
- District
- D16 / Bedok — Bayshore precinct
- Address
- 1 & 3 Bayshore Walk, Singapore 469861 / 469876
- Land cost
- S$658.9M for 112,992 sqft / 10,497 sqm (S$1,388 psf ppr — an OCR record)Source: GLS tender result, URA
- GFA / plot ratio
- 44,089 sqm GFA · plot ratio 4.2
- Preview
- 11–12 April 2026 (~1,000 cheques collected)
- Launched
- 25 April 2026
- Launch weekend sales
- 371 of 515 units (72%) at S$2,886 psf avgSource: developer-reported, EdgeProp
- Buyer profile
- ~90% Singaporean · ~9% PR · ~1% foreigner (launch data)
- Completion / TOP
- Expected 2030–2031Source: developer materials (~2030); market reports cite 2031
- Nearest MRT
- Bayshore (TE29) ~2-min walk via covered walkway · Bedok South (TE30)
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
73% sold to date
A brand-new seafront precinct opened with a record land price baked in.
Bayshore is one of URA's new waterfront housing precincts — a stretch east of Marine Parade, opposite East Coast Park, planned for roughly 10,000-plus future homes split about 70% public and 30% private, and served by two Thomson-East Coast Line stations, Bayshore (TE29) and Bedok South (TE30). For decades the land sat largely undeveloped. The build-out has now begun.
Vela Bay is the precinct's opening act — the first private condominium on the first private land parcel released there. SingHaiyi and Haiyi Holdings won that parcel for S$658.9 million, or S$1,388 psf ppr, a record rate for an Outer Central Region site against eight bidders (Sing Holdings was second at S$1,377; CDL third at S$1,308). A record land cost tends to produce a high launch price, and it did: S$2,886 psf on average, with 371 of 515 units (72%) booked on launch day.
What you're buying is the scarcest thing in the eastern market — an open sea outlook two minutes from an MRT station. The developer markets over 70% of the homes as sea-facing; one penthouse cleared at S$3,303 psf for its 180-degree view, evidence that buyers will pay up for the outlook. The trade-off, and it's a real one, is that S$2,886 psf is above every recent launch in Districts 15 and 16 — including freeholds.
That tension — genuine seaview-plus-rail scarcity versus a price that already sits at the top of its district — is the whole decision here. The 72% launch take-up says the market accepts the premium. Whether it holds depends on how the rest of the precinct, still a construction site, fills in over the next few years.
Launched at S$2,886 psf — top of its district.
Vela Bay's S$2,886 psf launch average is the headline number to wrestle with: it sits above every recent comparable in Districts 15 and 16, including two freeholds. The premium is the seaview and the new-precinct scarcity, underwritten by a record S$1,388 psf ppr land cost.
- Vela Bay (Apr 2026): S$2,886 psf — the seaview, MRT-front benchmark
- The Continuum (freehold, D15): S$2,732 launch — older, inland
- Emerald of Katong (D15): S$2,621 launch — larger, inland
- Bagnall Haus (freehold, D16): S$2,490 launch — smaller, no MRT yet
- Sceneca Residence (D16): S$2,072 launch — Tanah Merah, 2023
Read it plainly: you are not buying a discount to the district. You are buying the outlook and the rail, and paying for both.
| Project | District | Units | Tenure | Launched | Launch PSF & take-up |
|---|---|---|---|---|---|
| Vela Baysubject | D16 · Bayshore | 515 | 99-yr | Apr 2026 | S$2,886 avg · 72% launch wkd |
| Emerald of Katong | D15 · Katong | 846 | 99-yr | Nov 2024 | S$2,621 avg · 98.7% launch wkd |
| Tembusu Grand | D15 · Katong | 638 | 99-yr | Apr 2023 | S$2,465 avg · 53% day one |
| Bagnall Haus | D16 · Upper E. Coast | 113 | Freehold | Jan 2025 | S$2,490 avg · 63% day one |
| Sceneca Residence | D16 · Tanah Merah | 268 | 99-yr | Jan 2023 | S$2,072 avg · 60% day one |
Launch PSF and take-up figures are developer-reported, from each project's own launch (EdgeProp). Comparables span Districts 15 and 16; tenure and distance differ, so treat them as a pricing ladder rather than like-for-like. Vela Bay's full URA caveat range will be added here as transactions settle.
2-bedroom led, with a real luxury tail.
The 515 homes run from a compact 484 sqft 1-bedroom-plus-study to a 1,582 sqft 5-bedroom, topped by two 1,765 sqft penthouses. The two-bedroom band (about 197 units across standard and Premium) is the largest pool; the three-bedders add another ~175. There's a genuine luxury tail here — private-lift 4 and 5-bedders and the penthouses — which is unusual for an OCR launch and reflects the seaview positioning.
| Type | Units | Size (sqft) | Pricing |
|---|---|---|---|
| 1-bedroom + Study | 27 | 484 | from ~S$1.2M (near sold out at launch) |
| 2-bedroom (+ Premium) | 197 | 592 – 689 | from over S$1.4M |
| 3-bedroom (+ Premium) | 175 | 883 – 1,033 | from ~S$2.2M |
| 4-bedroom (+ Private Lift) | 88 | 1,173 – 1,378 | from over S$3.1M |
| 5-bedroom Private Lift | 26 | 1,582 | from ~S$4.5M |
| Penthouses (5BR) | 2 | 1,765 | one sold at S$5.83M (S$3,303 psf · 180° sea view) |
Unit counts and sizes from the developer's launch material (corroborated by independent review); standard and Premium variants within each bedroom band are grouped here. Indicative prices are launch-day figures. Request the full stack chart — with seaview facings flagged — via the form below.
Bayshore Walk — on top of an MRT, facing the sea.
Vela Bay sits at the seaward edge of the Bayshore precinct, with Bayshore MRT (TE29) linked by a covered walkway — a genuine 2-minute walk. Bedok South MRT (TE30) is a second Thomson-East Coast Line station around 1 km away. For a home bought primarily for its sea outlook, that rail proximity is rare.
The location map tells the precinct story honestly: the site is wrapped by the Bayshore Vista and Bayshore Palms BTO projects, both still under construction, with the East Coast Parkway running between the development and the shoreline.
That last point matters. The project faces East Coast Park, but the nearest beachfront — around East Coast Lagoon, ~920 m away — sits across the expressway, reached by park connector or underpass rather than a direct walk. The view is at your window; the sand is a short cycle.
The sea, the rail, and a town being built.
The defining amenities here are the open-sea outlook and the station at the doorstep. Schools and parks are within reach; the shopping and dining of the wider Bedok and Siglap area are a short hop. The caveat, as with the whole precinct, is that much of Bayshore's own retail and community life is still under construction.
- Temasek Primary School~800 m · within 1 km P1 tier
- Bedok Green Primary~1.35 km · 1–2 km tier
- Opera Estate Primary~2.15 km
- Temasek JC / Secondary clusterBedok South
- Bayshore MRT (TE29)~2-min walk · covered walkway
- Bedok South MRT (TE30)~1.0 km · TEL
- Siglap MRT (TE28)~1.3 km
- ECP / city & airportdirect expressway access
- Bayshore Vista & Palms (BTO)adjacent · under construction
- Bayshore Drive mixed-use sitefuture retail + homes
- Bedok Mall / Bedok town centre~1.9 km
- Siglap F&B cluster~2 km
- East Coast Parkopposite · across the ECP
- East Coast Lagoon Food Village~920 m · via PCN/underpass
- Coastal cycling & PCNalong the seafront
- Bedok Reservoir Park~10 min drive
Two buyers it fits — and one it doesn't.
The 72% launch take-up was strong but not a sell-out — the S$2,886 psf price did some filtering. Here's who Vela Bay genuinely fits, and who should think twice.
Seaview, MRT-front, in the east you know.
For an east-side buyer who wants an open sea outlook and a station they can walk to in two minutes, there is almost nothing else like this in the current market. The private-lift 4 and 5-bedders are sized for families trading up within the east rather than leaving it.
Temasek Primary inside the 1 km tier (~800 m) adds a school anchor for younger families.
The opening bid on a new waterfront town.
If you believe Bayshore matures into a desirable seafront precinct — two TEL stations, ~10,000-plus homes, a future mixed-use hub at Bedok South — owning the first private address is a scarcity position. Early movers in new precincts have historically done well when the build-out delivers.
The flip side is that you're underwriting that future at today's record-land-cost price.
Value-led buyers and those who want a finished neighbourhood.
If you're anchored on entry price, Vela Bay is the most expensive launch in its district — Emerald of Katong, Tembusu Grand and even the freehold Continuum and Bagnall Haus all launched lower. If you want a mature address with shops, hawker fare and parks already on the doorstep, the rest of the Bayshore precinct won't be built for years, and the beach itself is across an expressway. And if a non-sea-facing stack is all your budget reaches, you're paying a seaview-precinct price without the seaview — at which point an inland D15/D16 resale may give you more home for the money.
What the seaview render won't tell you.
It's the priciest launch in its district. S$2,886 psf sits above every recent D15 and D16 comparable, freeholds included. The premium is defensible on seaview-plus-rail scarcity — but it means your upside rides on that scarcity holding, not on a discount you bought at.
The precinct is a construction site. Bayshore Vista and Bayshore Palms (BTO) and the Bayshore Drive mixed-use parcel are still to be built, and TOP itself is 2030–2031. Expect to live alongside active construction through the late 2020s.
The beach is across an expressway.“Opposite East Coast Park” is true by sightline, but the nearest beachfront is ~920 m away on the far side of the ECP, reached via a park connector or underpass. The view is genuine; the stroll isn't.
Not every “sea-facing” unit is equal. The developer markets over 70% as sea-facing; independent reviews put the share with truly unobstructed views closer to half. Stack and floor matter enormously to whether you get the view you're paying for — check the chart carefully.
Future supply will compete with you.The private portion of a 10,000-plus-home precinct means more launches nearby in the years ahead. That's the precinct's growth story — and also the resale competition your eventual buyer will be choosing from.
Which seaview stacks are still on the table.
We'll send the current balance-unit list with the seaview facings flagged, indicative pricing by stack, and any developer incentives still active. Tell us the bedroom count, facing or budget you're working with and our partner agent can pull the matching options before the showflat call.
What buyers keep asking.
- When is Vela Bay expected to TOP? +
- Vela Bay is expected to TOP around 2030–2031. As of June 2026, the developer's materials indicate roughly 2030, while market reports cite 2031 — we'll firm it up against the legal completion date as the developer publishes it. That's a four-to-five-year build from the April 2026 launch.
- What was the average launch PSF for Vela Bay? +
- Vela Bay averaged S$2,886 psf on launch day, 25 April 2026, when 371 of 515 units (72%) were booked. Some third-party listings circulate 11 April 2026 as the launch date — that was the preview weekend; as of June 2026, launch reporting consistently dates bookings to 25 April. Pricing ran from above S$1.2 million for a 1-bedroom-plus-study, over S$1.4 million for a 2-bedder, and from about S$3.1 million for a 4-bedroom. One of the two penthouses sold for S$5.83 million — S$3,303 psf — for its 180-degree sea view, well above the project average.
- How many units does Vela Bay have, and what's left? +
- Vela Bay has 515 units across two towers of up to 31 storeys. 371 (72%) sold on launch day, leaving roughly 144 units as of the April 2026 launch — including a good share of the larger and sea-facing stacks. The developer maintains a live balance-units chart; drop your details below for the current list with the seaview stacks flagged.
- Who is the developer? +
- Vela Bay is developed by a joint venture of SingHaiyi Group, Haiyi Holdings and Chuan Capital, through Bayshore Walk Pte Ltd. SingHaiyi and Haiyi — both linked to investors Gordon and Celine Tang — won the Bayshore land parcel as Sing-Haiyi Garnet, and Chuan Capital joined for the development. SingHaiyi's recent track record includes Sora in Jurong Lake District.
- Is Vela Bay really the first private condo in Bayshore? +
- Yes — Vela Bay is the first private residential launch in URA's new Bayshore precinct, built on the first private land parcel released there. The rest of the precinct is being built out as a mix of public and private housing, with the first BTO projects (Bayshore Vista and Bayshore Palms) already launched nearby.
- How far is Vela Bay from the MRT? +
- Vela Bay is a genuine 2-minute walk from Bayshore MRT (TE29) on the Thomson-East Coast Line, linked by a covered walkway at the doorstep. Bedok South MRT (TE30) is a second TEL station about 1 km away. This is genuinely an MRT-fronting project, which is unusual for a seaview home.
- Which units have sea views? +
- The developer markets more than 70% of Vela Bay's units as sea-facing, while independent reviews put the share with truly unobstructed sea views closer to half — the rest face inland or other blocks. The penthouses and high-floor sea-facing stacks command the clearest premium: the S$3,303 psf penthouse sale is the evidence. Ask for the stack chart before you commit to a facing.
- What's the unit mix at Vela Bay? +
- Vela Bay's 515 homes run from a 484 sqft 1-bedroom-plus-study up to a 1,582 sqft 5-bedroom, plus two 1,765 sqft penthouses. The two-bedroom band (about 197 units across standard and Premium) is the largest pool, followed by the three-bedders (about 175). The 1-bedroom-plus-study was nearly sold out on launch day.
- What schools are near Vela Bay? +
- Temasek Primary is the closest school to Vela Bay at about 800 m — inside the 1 km Primary 1 priority tier. Bedok Green Primary (~1.35 km) sits in the 1–2 km tier. Opera Estate Primary (~2.15 km) and Red Swastika School (~2.5 km) are both beyond 2 km, and are separated from the site by the Siglap/East Coast corridor.
- Why is Vela Bay's PSF higher than other launches nearby? +
- Vela Bay's S$2,886 psf launch average (April 2026) buys the seaview and the new precinct, not a district discount. It launched above every recent D15/D16 comparable on record — higher than Emerald of Katong (S$2,621, D15), Tembusu Grand (S$2,465, D15), Sceneca Residence (S$2,072, D16), and even the freehold Bagnall Haus (S$2,490) and The Continuum (S$2,732). The record S$1,388 psf ppr land cost feeds into it too. It is not cheap for its district — the question is whether the seafront scarcity holds the premium.
- How close is East Coast Park, really? +
- Vela Bay faces East Coast Park across the water, but the nearest beachfront (around East Coast Lagoon) is about 920 m away and sits on the far side of the East Coast Parkway. You reach it via a park connector or underpass rather than a direct stroll across the road. The sea view is real; the beach walk is a short cycle or drive, not a doorstep amble.
- How does Vela Bay compare to the older East Coast launches? +
- Vela Bay is the newer, MRT-fronting, leasehold seaview option. Tembusu Grand and Emerald of Katong (both D15) are larger inland projects that launched cheaper; the freehold Continuum and Bagnall Haus trade tenure for distance from the rail. Vela Bay's distinguishing pitch is the combination of a 2-minute MRT walk and an open sea outlook — at a price that reflects both.
- How do I get the balance unit list or book a showflat? +
- For Vela Bay's current balance-unit list, drop your details via the form on this page. Our partner agent will come back with the list (seaview stacks flagged), indicative pricing by facing, and any developer incentives still active.
Why this launch worked.
371 of 515 units booked on launch day at a district-topping price. Here's what buyers were reading — and what it means for the ~144 still available.
~144 units remain as of April 2026 · including a share of the larger and sea-facing stacks · 1-bedroom-plus-study near sold out.
Get the seaview balance list →- 01It's the only seaview-plus-MRT launch in the east.An open sea outlook two minutes from a TEL station is genuinely scarce. Buyers who wanted that combination had nowhere else to go — and the 72% take-up shows the demand was real.
- 02The 1-bedders cleared fastest.The 484 sqft 1-bedroom-plus-study was near sold out on launch day — the cleanest read that investor demand for the smallest, most lettable seaview units is there.
- 03It's the precinct's first private door.First private condo in a ~10,000-home waterfront precinct served by two TEL stations. First-mover scarcity is a simple thesis, and buyers acted on it.
- 04A penthouse proved the seaview premium.One of the two penthouses sold at S$3,303 psf for its 180-degree view — about 14% above the project average. The market put a number on the outlook.
- 05It wasn't a blind sell-out — the price filtered.72% rather than 99% tells you the district-topping S$2,886 psf did its own screening. The buyers who came in did so with the premium in full view, which is a healthier base than a frenzied clear-out.
This page is maintained continuously. Balance unit counts refresh as bookings settle; pricing, the URA caveat range and the confirmed TOP date update as the developer and URA release them. If there's a question we haven't covered, email hello@whichcondo.sg.