Vela Bay

Bayshore, D16 · SingHaiyi and Chuan Capital (one source says Haiyi Holdings)

Overall score 6.0 out of 10. A lifestyle buy for sea and park; the price already assumes Bayshore succeeds. Being first beside the MRT and East Coast Park is a lasting advantage, and 77% sold shows buyers agree. But you pay double the nearby resale price for a precinct with no shops yet and thousands of homes still to come. It suits someone who wants the sea view and will stay through the building years.

This file includes an HDB upgrader affordability calculator, a break-even resale price calculator and a comparison with other launches in the same region.

Key facts

Sales so far: 395 of 515 (77%) on 5 Nov 2026
Price: $2,886 psf at launch; units left average about $2,943 psf
Land cost: $1,388 psf of buildable floor area ($658.9M)
Completion: Sources conflict: H1 2029, or 2031; keys by 31 Dec 2031 at the latest
Lease: 99 years from 25 Jun 2025
MRT: Side gate linked to Bayshore MRT, directly opposite the station; walking time and shelter not published
Food and shops: No shops or eateries in Bayshore yet apart from those inside older condos; East Coast Lagoon Food Village is a walk through the park; Bedok Mall a short ride
Primary schools: Temasek Primary about 650-800 m (very popular; balloting even within 1 km in 2025)

Scores

Location: 6/10. Suburbs (5) + East Coast Park beside (+1) + primary school within 1 km (+1) - precinct still to be built (-1)
Entry price: 4/10. About 108% above the five nearest 99-year resale condos ($1,378 psf); those are 25-40 years old, which widens the gap. A record price for the suburbs.
Exit plan: 7/10. Start 5; +1 over 60% sold; +1 big project; +1 MRT within 500 m; +1 primary school within 1 km; -1 heavy future supply (Bayshore Drive about 1,280 homes, about 12,500 homes planned in the precinct); -1 price gap over 75%
Nearby food: 4/10. Very little food within a short walk today
MRT closeness: 9/10. Linked to an open MRT station; shelter not confirmed

Pros

Linked to Bayshore MRT
East Coast Park 2-3 minutes by underpass; about half the units have open sea views
Temasek Primary within 1 km
First private project in the new Bayshore precinct

Cons

Highest suburban launch price on record
No shops or food in the precinct yet
Bayshore Drive (about 1,280 homes) and more sites will compete at resale
Remaining stock is mostly large units: 3-bedroom Premium, 4 and 5-bedroom
Completion date unclear across sources

Sources: EdgeProp launch report · Stacked Homes review · PropertyNet · SG Property Index

Figures come from public sources listed under Sources. Caveat prices lag actual deals by a few weeks. This is education, not financial advice; check your own numbers with your bank and CPF before you commit.