Vela Bay Review: 515-Unit Bayshore Condo Launch Next To Bayshore MRT That Starts From $1.2M

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Additional reporting by Hailey Khoo

Project:	Vela Bay
District:	16
Address:	1 and 3 Bayshore WalkSingapore 469861/469876
Tenure:	99-Year Leasehold
No. of Units:	515 Units
Site Area:	~112,992 sqft
Developer:	SingHaiyi Group Pte Ltd, Chuan Capital Pte Ltd
TOP:	2031

The launch of Vela Bay is one of the most anticipated new projects to launch in 2026. As the first new condominium in the Bayshore precinct, the launch represents a new milestone in the development of this new seafront enclave.

For buyers, the launch of Vela Bay also offers a competitive first-mover advantage given the price growth we expect to see at subsequent new developments in Bayshore.

Developed by SingHaiyi Group, alongside joint venture partner Chuan Capital, the project is linked to Bayshore MRT station on the Thomson-East Coast Line. It comprises two 31-storey residential towers with a mix of one- to five-bedroom units that span 484 to 1,582 sq ft, as well as two 1,765 sq ft penthouses.

We take a deep dive into some of the unit configurations later in this article.

The initial development plans for the Bayshore precinct were unveiled in the 2019 Master Plan as part of a broad plan to rejuvenate parts of the East Coast region. More details were shared when the latest Master Plan was announced last year.

In total, we expect to see about 12,500 new homes in this 60ha mixed-use waterfront community, with a mix of public housing and private homes.

While the scale of this new estate is much smaller compared to the government’s ongoing development plans at Tengah in the West, there will be a premier positioning for this sea-facing neighbourhood. Elements of the master plan include car-lite connectivity supported by two MRT stations – Bayshore and Bedok South – direct access to the neighbouring East Coast Park and its amenities, as well as a new linear green corridor running through the precinct.

The first housing developments there have already been launched for sale. Two new Build-To-Order (BTO) projects – the 710-unit Bayshore Palms and the 734-unit Bayshore Vista – were launched during the October 2024 BTO sales exercise. Both developments are classified as ‘Plus’ projects.

But the first private residential development in this precinct was awarded to SingHaiyi and its partner, after they put in the winning bid of $658.89 million when the tender for the government land sale (GLS) site closed in March 2025. The price translates to a land rate of $1,388 psf per plot ratio (ppr).

Just before the public preview of Vela Bay started, the government released the next private development plot in Bayshore. This time, it is an integrated site connected to Bedok South MRT station. If the 618,500 sq ft site is awarded, it will be the only integrated development in the estate, and will feature a bus interchange, an approximately 242,100 sq ft retail component, and private residences.

Given all of the ongoing development plans lined up for the Bayshore precinct, here’s our analysis of Vela Bay’s location.

Bayshore has transformed the areas previous ‘ulu’ vibe

The development of Vela Bay and the introduction of new public housing has transformed the character of this part of the East Coast, and shed its previous perception as a relatively ‘ulu’ or secluded locale.

In fact, most of the landed home owners at the neighbouring Lucky Heights, and nearby condos like The Bayshore, Bayshore Park and Costa Del Sol, would have picked this area because of its quiet and exclusive character.

But this was bound to change once Bayshore and Bedok South stations along the Thomson-East Coast Line were completed. The public transport connection solved a longstanding accessibility issue that the area had faced.

The introduction of BTO flats in the Plus category is another important consideration. This is interesting because, when the first Bayshore flats were launched in 2024, there was still nothing in the area except for the new MRT stations.

However, Plus category flats have nearly always been located near neighbourhood hubs, which inform and justify the relatively higher selling prices. Therefore, even though most of the area is still being developed, the introduction of Plus flats signals to us the extent of the urban development plans the government intends to include there.

This is an interesting conundrum for Vela Bay buyers. At the moment, there is not much visible proof of how the neighbourhood planning and landscape of the Bayshore precinct will actually pan out.

You can visit the Bayshore area via the MRT station right now, and you won’t see any restaurants, shops, or other retail amenities excluding the ones inside some existing condos.

However, the government’s plans include shops, cafes, parks, Singapore’s biggest SAFRA club, and other community amenities. From this context, Vela Bay is on the first page of Bayshore’s transformation.

While that’s a classic example of first mover advantage in real estate, it also means buyers have to go on trust.

But there are amenities in this area, as sparse as they may be. First, there’s an underpass to East Coast Park that’s very close to the Bayshore MRT station.

From this underpass, it takes about two to three minutes to emerge near the BBQ pits at East Coast Beach. (For those of you who know the beach well, this is the underpass near the dog run and Xtreme SkatePark). From here, it’s close enough to walk to the East Coast Lagoon Food Village.

So, for those of you who love beach parties, or cycling along East Coast Park, Vela Bay’s location is an excellent fit for your lifestyle.

(As an aside, the famed Hua Yu Wee restaurant is also just a short walk from Vela Bay. Before the area was extensively reclaimed, the steps of this restaurant marked where the sea began, which should give you a sense of how much seaside living has defined this stretch of Singapore.)

 Next, the Thomson-East Coast Line has had an outsized impact on the public transport convenience of this area. 

Now granted, it is still a relatively long trip from Bayshore station to central areas like Orchard Road and Raffles Place. But, Bayshore is just three stops away from Marine Parade MRT station – which is at the centre of the lifestyle and retail corridor in Katong. That is where shopping malls like Parkway Parade, i12 Katong, and the shops along Joo Chiat are found.

This year, the extension of the Downtown Line will connect Expo station to Sungei Bedok on the Thomson-East Coast Line – which is two stops away from Bayshore. This will make it easier to travel to areas like Pasir Ris and Tampines.

As for schools, Temasek Primary School and Temasek Secondary School is within 1km of Vela Bay, while Bedok Green Primary School and Victoria School (Secondary) are about a five minute drive away.

Other schools in the vicinity include Tao Nan School and Bedok View Secondary School. Higher educational institutions nearby include Singapore University of Technology and Design (SUTD), Victoria Junior College, and Haig Girl’s School.

We should also point out the area’s proximity to Changi Airport. If you use the MRT, it’s not too far but you do need to change trains twice. The quickest public transport route will be from Bayshore MRT to the upcoming Sungei Bedok station, and then to Expo where it connects to the EWL train to Changi Airport.

Next, let’s examine Vela Bay’s architecture, its site layout, and range of amenities.

Designed to maximise sea-facing views

SingHaiyi has adopted a loose maritime theme throughout the development, with the sailboat motif as well as the fluidity of the seashore  – or elements and impressions of it – into many aspects of the design.

The orientation of the blocks has also been carefully considered in order to offer as many units as possible to get that much vaulted sea-view.

Based on what we can see from the scale model, and the developer’s explanation, none of the units will directly face the neighbouring condo, Costa Del Sol on Bayshore Road. Only one stack of two-bedroom premium (Stack 14) may have a partial view.

The main entrance of the condo will be from Bayshore Walk, a new road that will serve the residents of Vela Bay as well as a future residential development. One of the chief concerns will be the distance from East Coast Parkway (ECP), which is one of the busiest highways in this region.

But the noise from this busy highway is unlikely to be noticeable by most residents, with a good buffer distance already designed into the site layout and block design.

This also means that most of the south-facing units in Block 1 will have the best views towards East Coast Park and the sea. This is also where the largest unit – the 1,582 sq ft, five-bedroom unit with private lift – is located.

Other units in this block that will get to enjoy this view include a stack of the two-bedroom units (Stack 6), two stacks of two-bedroom premium units (Stacks 7,8) and one stack of four-bedroom units (Stack 9).

It’s also worth pointing out that even the low-floor units will likely get a good perspective of this view, with the two-bedroom, two-bedroom premium, and five-bedroom units starting from the fifth floor. This height difference will also offer a lot of respite from any sounds from the expressway.

The other units on the opposite side of this block face the main swimming pool, The Vela Pool. These units comprise two stacks of the three-bedroom premium and a stack of the typical three-bedroom.

These units here are not oriented towards East Coast Park and the sea. Instead, they’ll face towards Upper East Coast Road and the landed estates along Lucky Heights.

This will also be the case for the north-facing units in Block 3 which face towards Bayshore Road, and consist of one stack each of a four-bedroom unit, a two-bedroom premium, a two-bedroom unit, and a three-bedroom unit.

Overall, there is a good mix of facilities offered at Vela Bay that cater to families while providing amenities that older residents can enjoy. 

The sailboat motif makes an appearance on the roof of the resident clubhouse – The Vela Club – which comprises two function rooms. Other nearby facilities include a gym, a Wellness Deck, The Starboard Pavillion, a Kid’s Playground, an Outdoor Fitness Corner, The Port Lounge, and a tennis court.

Meanwhile, other facilities are centred around the swimming pool, including another clubhouse, the Vela Bay Lounge. Dotted along the pool are several water-based activities and facilities, such as an Aqua Bed, and an Aqua Spa Seat (a Jacuzzi).

There are three side gates that residents can use – one to Bayshore Walk, another close to The Vela Pavilion (the BBQ pit) to the MRT, and the third gate connects to Bayshore Drive.

Next, let’s take a look at some of the unit configurations offered at Vela Bay.

Unit layout review by Hailey Khoo, real estate writer at Stacked

Unit Type	Area (sq ft)	No. of Units
1-Bedroom + Study	484	27	5.2%
2-Bedroom	592	84	16.3%
2-Bedroom Premium	678 – 689	113	21.9%
3-Bedroom	883 – 893	87	16.9%
3-Bedroom Premium	1,033	88	17.1%
4-Bedroom Premium	1,173	62	12.0%
4-Bedroom Private Lift	1,378	26	5.1%
5-Bedroom Private Lift	1,582	26	5.1%
Penthouse	1,765	2	0.4%
Total		515	100%

Vela Bay’s unit mix is differentiated into two clear segments. The entry-level segment consists of the One-Bedroom + Study, Two-Bedroom, Two-Bedroom Premium, and the standard Three-Bedroom units. In general, these configurations offer the more accessible and relatively affordable options for buyers looking for a new private home in Bayshore.

On the other hand, a selection of premium units (classed by us based on their larger overall unit size) are the Three-Bedroom Premium, Four-Bedroom Premium, 4-Bedroom Private Lift, 5-Bedroom Private Lift, and the Penthouses. These units feature enclosed kitchens, gas instead of induction hobs, and the utility zone expands to include a separate yard, household shelter, and WC.

The finishes are visibly different across the two segments, and in the sales gallery they are decorated by different interior designers to convey the different groups of buyers that the developer has in mind.

Meanwhile, the Five-Bedroom Private Lift and the two penthouses sit in a league of their own. The SingHaiyi has loaded the five-bedroom tier with an appliance package that does not appear in any other unit type in the development: Miele wine chiller, side-by-side Smeg fridge, built-in dishwasher, filtered water tap, and a smart motorised drying rack. The developer has concentrated its most premium specifications into the large-format homes.

With that, here is a closer look at the three showflat units and one of the other three-bedroom layouts.

Two-Bedroom Premium Showflat – Type 2BR P(A) (689 sq ft)

With 113 of these units, the Two-Bedroom Premium is the most common layout in the development, and will likely be the one that most buyers shopping at this price point will assess.

As you enter the 689 sq ft unit, the kitchen runs along one wall, fitted with a Miele induction hob, hood, and oven, and Smeg appliances throughout. The single-door fridge sits at the kitchen entrance, and the washer cum dryer is under the counter, since this layout does not feature a yard.

There is no structural partition between the kitchen and the living and dining area. The showflat’s designer has strategically placed a mesh screen at the kitchen boundary to show how the separation can be achieved, while a well-placed room divider or tall shelving unit could do the same in the actual unit.

For households that cook regularly and want full containment of heat and odours, this layout will not provide it, and the enclosed kitchen available from the Three-Bedroom Premium configuration and larger will be a more practical fit.

Moving further in, the living and dining area which spans 314 sq ft is finished with large-format porcelain tiles and comfortably fits a three-seater sofa and four-seater dining table. The balcony extends from the living room with water and power points provided, a practical provision for buyers who want to run a fan or set up a corner for plants.

The layout uses an efficient dumbbell configuration, with the two rooms located on either side of the living and dining area. The ensuite master bedroom is 117 sq ft and fits a queen bed with space to accommodate built-in wardrobes.

Bedroom 2, which is sized at 98 sq ft, is the more constrained of the two bedrooms in this unit. A single or super single is the practical choice, though a queen is possible with minimal furniture. For a child’s room or guest room the sizing works, but as a long-term adult second bedroom it is on the tight side.

There are 113 units of the 2-Bedroom Premium range across stacks 07, 08, 14, and 16.

3-Bedroom – Type 3BR (A) (883 sq ft)

Type 3BR(A) is not a showflat unit, but it is worth examining as the entry point into the three-bedroom range. At 883 sq ft, the extra square footage over the Two-Bedroom Premium goes into the third bedroom rather than the common areas; the kitchen, living, and dining areas will feel similar in scale to the 2-bedder.

As you move through the unit, the kitchen is open-plan with an induction hob, consistent with the entry segment specification. The dining area takes a four-seater table and a three-seater sofa comfortably. An extendable dining table could be a practical consideration for households that expect to host. The balcony extends from the living room, and similarly has water and power points.

Moving to the bedrooms, the third room is the point of interest in this layout. For a young family it gives a child their own space, but for a couple it offers a dedicated guest room without converting the living area.

The size of the common bedrooms are on the snug side, and a single or super single is the more practical choice if the room also needs to serve as a workspace. One common bathroom serves Bedroom 2, Bedroom 3, and guests, with the master ensuite.

There is no yard, household shelter, or additional WC. Buyers upgrading from an HDB flat who are used to utility storage will feel that absence, and built-in carpentry will need to do the heavy lifting.

Standard 3-Bedroom units are in stacks 02, 12, and 18. There are 87 units of this type in the development.

3-Bedroom Premium Showflat – Type 3BR P(B) (1,033 sq ft)

The Three-Bedroom Premium is where the unit offerings clearly start to distinguish from units in the entry segment. At 1,033 sq ft, it is 150 sq ft larger than the standard Three-Bedroom, but the step up is less about floor area than what the layout includes: a fully enclosed wet kitchen, gas hob, separate yard, household shelter, and additional WC, none of which appear in any smaller layout. 

As you enter, there is a proper entryway with room for a shoe cabinet or console. The kitchen is partially enclosed with a glass partition, which contains cooking odours while keeping the space visually connected to the living area. At 105 sq ft, the enclosed wet kitchen is generously sized for a galley configuration, fitted with a Miele gas hob, hood, and oven.

In the adjacent yard, the Smeg washer and dryer are provided as separate units, directly accessible from the kitchen. There is also a household shelter for storeroom use and a WC, which keeps the main bathrooms free during busy mornings and doubles as a helper’s bathroom.

Beyond the kitchen, the living and dining area -which spans 358 sq ft – can accommodate an L-shaped sofa and a six-seater dining table with proper furniture planning. The balcony extends from the living room, with the same water and power points.

Moving to the bedrooms, all three are tucked away down a corridor, a more traditional layout that separates the sleeping areas from the living zone. The two common bedrooms are 98 sq ft each, the same footprint as Bedroom 2 in the 2-Bedroom Premium layout, and are sized for a single or super single, or a queen if furniture is kept minimal. Bathroom 2 serves both common bedrooms and guests.

The 133 sq ft master bedroom comfortably accommodates a king bed with bedside tables, and built-in wardrobes are provided. The master bathroom features a sintered stone wall and sanitaryware by Geberit.

There are 88 units of the 3-Bedroom Premium type in the development across stacks 01, 03 and 13.

5-Bedroom PL Showflat – Type 5BR PL (1,582 sq ft)

One note before walking through this unit: the showflat has had one bedroom wall, the one closest to the living room, removed to present a larger combined living area. In the actual unit, that wall is in place and the space is a bedroom. Worth keeping in mind when assessing the living room proportions from the showflat.

The unit is accessed via a private lift that opens into the foyer. From here, the dual kitchen layout is immediately apparent: a dry kitchen zone at the front and a separate wet kitchen for cooking further in. 

The dry kitchen has its own sink and a Miele wine chiller, and lends itself naturally to a drinks or bar counter setup for households that entertain. The wet kitchen is fitted with a Miele gas hob, hood, oven, side-by-side Smeg fridge, built-in dishwasher, a filtered water tap, and even a smart motorised drying rack.

Moving through to the living and dining area, this is the largest in the development at 380 sq ft. The balcony extends the full width of the living room, giving an unobstructed sea view across the entire front face. For buyers who are paying a premium for the Bayshore waterfront address, this is where that translates most directly into the living experience.

Moving to the bedrooms, this unit type has five full bedrooms, including a 105 sq ft junior master positioned at the front of the unit with its own ensuite. Its separation from the main master bedroom at the opposite end of the layout makes this a workable configuration for multi-generational households, or for buyers who want a dedicated guest suite that does not share a bathroom with the common bedrooms.

The three remaining common bedrooms range from 98 sq ft (Bedrooms 3 and 4) to 119 sq ft (Bedroom 5), served by two bathrooms. The common bedroom sizes are comparable to Bedroom 2 in the 2-Bedroom Premium layout, and buyers should evaluate the space carefully against their actual headcount.

The master bedroom at 174 sq ft sits at the far end of the unit, with corner windows framing the sea view. A walk-in wardrobe is provided. The master bathroom is a his-and-hers configuration with dual vanities, a glass shower enclosure, and sintered stone feature walls.

There are 26 units of this type in the development, in Stack 05 from floors 05 to 30.

Final thoughts by the Stacked editorial team

The development of Bayshore into a new seafront precinct will introduce much needed new housing supply into this neighbourhood. But with the mix of public and private housing, the character of this neighbourhood will be different compared to most of the other residential enclaves along the East Coast area.

This is not a bad thing, and is an encouraging sign that the government is trying to open up more opportunities for more Singaporeans and residents to live in so-called prime residential districts.

As the first condominium to mark this new precinct, Vela Bay is riding on the promise of the area’s master plan. And based on the number of people who flocked to view the project during its first public weekend preview, it suggests that there is a large catchment of potential buyers waiting for a chance at a unit there.

It has been nearly a decade since the last new condo in the area hit the market – which was the 841-unit Seaside Residences in 2017. So we can expect pent-up demand to be exceptionally strong in this new coastal enclave.

Overall, Vela Bay seems to deliver in terms of the quality of the development. Our review suggests that the site was carefully considered before elements like the residential blocks, selection of units, and site layout were decided.

The fact that about 50% of the units will have direct and uninterrupted sea views is commendable, given the orientation of the site and other terrain considerations. In general, we feel that the developer has been rather thoughtful in terms of the distribution of units across each block.

In terms of the units, SingHaiyi and its partner seem determined to position Vela Bay as an accessible new condo development that would be affordable to most buyers – those looking to move to the East Coast for the first time, as well as existing residents of the area looking to move into a new home.

But we also caution that the official price list has yet to be released by the developer. We understand that this will only be released on Saturday, April 25 which is the start of the sales booking.

But indicative prices point to above $1.2 million for a one-bedroom-plus-study unit, over $1.4 million for a two-bedroom unit, and upwards of $2.2 million for a three-bedroom unit. Four-bedroom units are expected to start from above $3.1 million, while five-bedroom units will be priced from about $4.5 million.

With such fluid price indications at the moment, we suggest that prospective buyers take a good hard look at their finances, along with their planned entry and exit strategies, before jumping into the deep end. Given the high level of buying interest for this project, there is a chance that selling prices may start to climb quickly as units start selling out.

Frequently asked questions

What is the location of Vela Bay Condo?

Vela Bay is located at 1 and 3 Bayshore Walk in District 16, Singapore, with a 99-year leasehold tenure.

What types of units are available at Vela Bay?

Vela Bay offers a mix of one- to five-bedroom units, including penthouses, with sizes ranging from 484 to 1,582 sq ft.

What amenities are available at Vela Bay?

Vela Bay features facilities such as a clubhouse, gym, Wellness Deck, Kid’s Playground, outdoor fitness corner, tennis court, swimming pool, BBQ pits, and water-based activities like an Aqua Spa Seat.

How is the design of Vela Bay themed?

Vela Bay adopts a maritime theme with sailboat motifs and elements inspired by the seashore, designed to maximize sea-facing views.

What is the expected TOP date for Vela Bay?

The expected TOP (Temporary Occupation Permit) date for Vela Bay is in 2031.