Vela Bay: The Bayshore Precinct's First Mover

By Edmund Ee · Published 31 July 2026 · Last updated: 13 August 2026 · Independent New Launch Review

Vela Bay sold 371 of 515 homes, 72 percent, on its April 2026 launch day at about $2,886 psf, an OCR record, with over 70 percent of units sea-facing in URA's new Bayshore precinct. Source: publicly reported launch results, April 2026.

Once in a while, a launch opens an entire precinct. Vela Bay is the first private development in URA's new Bayshore seafront precinct, the master-planned, car-lite coastal community that will eventually bring around 10,000 homes to the stretch between East Coast Park and Upper East Coast Road. SingHaiYi and Chuan Capital's 515-unit, twin-tower project leads with a rare pitch: over 70% of homes face the sea, the park is your front yard, and the Thomson-East Coast Line's Bayshore station is in the neighbourhood. The market gave its verdict on 25 April 2026, taking up 72% on launch day at a record OCR average of $2,886 psf. Here is the independent case.

PropertyNet Insider Benchmark
83 / 100
Strong Buy · Bayshore Seafront First Mover
Price
19/25
Mass Appeal
22/25
Future Demand
22/25
Exit Strategy
20/25

Scored against the same independent 100-point framework used across the PropertyNet Insider Benchmark. No developer fees, no sponsored placements.

Why This Score

Price19/25

An average of $2,886 psf is record territory for an OCR launch, and that is the honest deduction: buyers paid city-fringe money for a suburban postcode. But the 72% day-one take-up validated the pricing, first-mover entry still sits below where subsequent Bayshore parcels will likely benchmark, and quantums start from a workable $1.2 million range for the 1-bedroom-plus-study.

Mass Appeal22/25

Over 70% sea-facing homes, East Coast Park at the doorstep, Bayshore MRT on the Thomson-East Coast Line, a full 1-bedroom-to-penthouse mix, Green Mark Platinum Super Low Energy efficiency and SingHaiYi's CONQUAS Band 1 delivery record give this project unusually broad pull, from young couples to east-side families. The deduction reflects the 99-year lease and a precinct whose amenities are still being built out.

Future Demand22/25

Bayshore is one of URA's flagship new residential precincts: a car-lite seafront community of around 10,000 future homes with green connectors, community amenities and TEL connectivity. First movers in precincts like this have historically benefited as each subsequent launch re-rates the benchmark. The deduction reflects how long the full build-out will take and the leasehold tenure.

Exit Strategy20/25

Sea-view stacks are structurally differentiated and will stay scarce even as Bayshore densifies, and the 72% launch take-up plus east-coast rental demand support liquidity. The deduction reflects the high entry psf, the 99-year lease, and the certainty that later Bayshore launches will add competing supply when early owners look to exit.

Below is an independent, practical breakdown of what makes Vela Bay significant, and where to be clear-eyed: the location, the Bayshore masterplan, the product and facilities, the interiors, the floor plans, and the investment case.

Project Snapshot

  • Project name: Vela Bay
  • Developer: Bayshore Walk Pte Ltd (SingHaiYi Group and Chuan Capital)
  • Location: Blocks 1 and 3 Bayshore Walk, Bayshore precinct, District 16
  • Tenure: 99-year leasehold (from 25 June 2025)
  • Scale: 515 units in twin 31-storey towers, over 70% sea-facing
  • Unit mix: 1BR+Study (484 sqft) to 4BR (1,173 sqft), 4BR and 5BR with private lifts (5BR 1,378 sqft), plus 2 penthouses (~1,765 sqft)
  • Sustainability: Green Mark Platinum Super Low Energy; 5-tick appliances; over 80% sustainable architectural and landscape materials
  • Facilities: Bay Coast deck (Vela Pool, Cove Pool, coral garden, swing garden), the iconic Vela Bay Clubhouse, The Vela Club (gym, wellness, function rooms), tennis court
  • Connectivity: near Bayshore MRT (Thomson-East Coast Line); East Coast Park at the doorstep; ECP for drivers
  • Expected vacant possession: 31 December 2031 (legal completion 31 December 2034)
  • Launch: 25 April 2026, 371 of 515 units (72%) sold on launch day at an average of about $2,886 psf, an OCR record
  • Entry pricing at launch: 1BR+S from above $1.2 mil, 2BR from ~$1.4 mil, 3BR from ~$2.2 mil

Why This Location Matters

Vela Bay location map showing Bayshore Walk on the East Coast seafront relative to East Coast Park, the ECP, Bedok and the eastside amenities
Vela Bay opens the Bayshore precinct: the seafront stretch between East Coast Park and the established Bedok heartland.

The location case is the seafront itself. Vela Bay sits on the first parcel of URA's Bayshore precinct, with East Coast Park, Singapore's most loved coastline, effectively as the front yard: the beach, cycling paths and the 800-hectare park's dining spots are minutes from the lobby. Bayshore MRT on the Thomson-East Coast Line puts the CBD and Marina Bay within a direct ride, while the ECP gives drivers one of the fastest expressway runs to the city and the airport. For a project-by-project comparison against other Singapore new launches, see the full PropertyNet Insider Benchmark.

The daily catchment is established Bedok and Upper East Coast: schools such as Temasek Primary and Secondary nearby, Bedok Mall and the heartland amenities a short ride away, and the eastside food belt on the doorstep. The honest caveat is that the Bayshore precinct itself is young; its own shops, community facilities and streetscape will arrive progressively with the masterplan.

Panoramic sunset view over the sea towards the East Coast shoreline where the Bayshore precinct and Vela Bay will rise
The seafront is the pitch: a coastal address that no inland launch can replicate.

The Bayshore Masterplan

Vela Bay's long-term case rides on one of URA's most ambitious residential moves: transforming Bayshore into a car-lite seafront community of around 10,000 new homes, woven with green connectors, cycling paths, community amenities and direct park access. First movers in new precincts have historically done well, because every subsequent land parcel tends to be bid and priced higher, re-rating the earliest entries. Buyers who waited for the next Bayshore launch will almost certainly face a higher benchmark than Vela Bay's entry pricing. That is the structural argument, and the 72% launch-day take-up shows how many buyers accepted it.

Vela Bay twin 31-storey towers render seen from Bayshore Road with the sea beyond
Twin 31-storey towers, positioned so that over 70% of homes face the sea.

The Product and Facilities

The two towers rise along the coastline with a stacked, staggered form that maximises sea exposure. The facilities are organised into two zones: the Bay Coast deck on the first storey, with the Vela Pool, Cove Pool, coral garden and family lawns; and The Vela Club in the basement club level, housing the gymnasium, wellness spaces and function rooms. The showpiece is the Vela Bay Clubhouse, an architecturally sculptural pavilion that anchors the landscape like a piece of coastal art. A tennis court, kids' facilities and event lawns round out a full family offer.

Vela Bay arrival lobby render at dusk with the sheltered drop-off and towers above
The arrival experience: a sheltered drop-off beneath the towers, styled like a resort porte-cochere.
Vela Bay lagoon pool render at dusk with the towers and sculptural clubhouse beyond
The Bay Coast deck's lagoon pools give the ground plane a resort character.
Vela Bay Clubhouse render, a sculptural glass pavilion set among lush landscaping
The Vela Bay Clubhouse: an architectural centrepiece rather than a standard function room.
Vela Bay site plan showing the twin towers, Bay Coast facilities deck, lagoon pool and tennis court between Bayshore Road, Bayshore Drive and Bayshore Walk
Site plan: the twin towers and Bay Coast deck between Bayshore Drive and the ECP, with the lagoon pool at the heart.

Interiors and Finishes

Inside, the homes push a coastal-luxury line: open layouts oriented to the view, kitchens designed to balance form, function and flexi-use with premium appliances carrying 5-tick efficiency ratings, and bedrooms framed by full-height glazing that puts the sea at the foot of the bed in the facing stacks. As a Green Mark Platinum Super Low Energy development, the project pairs the lifestyle pitch with genuinely lower running costs, a resale differentiator that is becoming more valuable each year.

Vela Bay living and dining interior render with marble dining table, warm timber joinery and a sea view balcony
Living spaces orient to the water, with generous proportions in the premium formats.
Vela Bay kitchen render with dark joinery, integrated appliances and washer dryer column
Kitchens balance sanctuary and function, with efficient 5-tick appliances throughout.
Vela Bay master bedroom render with a study nook and full-height windows overlooking the sea
In the sea-facing stacks, the master bedroom wakes up to the water.

Floor Plans

The mix runs from a 484 sqft 1-bedroom-plus-study to 4-bedroom and 5-bedroom homes with private lifts, topped by two penthouses of about 1,765 sqft. Layouts are efficient, with premium formats adding depth rather than corridor. Four representative plans are featured below. Speak to us for the specific stack, level and view that fit your needs; the sea-facing stacks are the ones to prioritise.

Vela Bay 1 Bedroom plus Study Type 1BR+S A floor plan, 484 sqft, at Bayshore Walk
1-Bedroom + Study, Type 1BR+S (A), 484 sqft. The entry ticket into the precinct; almost fully taken at launch.
Vela Bay 2 Bedroom Type 2BR A floor plan, 592 sqft, at Bayshore Walk
2-Bedroom, Type 2BR (A), 592 sqft. The core couple and investor format.
Vela Bay 3 Bedroom Type 3BR A floor plan, 883 sqft, at Bayshore Walk
3-Bedroom, Type 3BR (A), 883 sqft. The family workhorse; about 75% sold at launch.
Vela Bay 4 Bedroom Type 4BR A floor plan, 1,173 sqft, at Bayshore Walk
4-Bedroom, Type 4BR (A), 1,173 sqft. The larger family format below the private-lift tier.

The Investment Case

First, the first-mover structure. Every future Bayshore parcel will be bid against Vela Bay's benchmark, and precinct pioneers have historically captured the re-rating as the neighbourhood builds out. Buying the first launch in a 10,000-home masterplan is a different proposition from buying the fifth.

Second, the product scarcity. Genuine sea-facing homes are structurally rare in Singapore, and over 70% of this project faces the water. That differentiation holds at resale even as the precinct densifies, because later towers cannot manufacture a coastline.

The honest counterweights are price, tenure and future supply. $2,886 psf is a record for the OCR, so the entry leaves less margin than the precinct story suggests, and this is a 99-year lease. When the next Bayshore parcels launch, they will validate the precinct but also add competing supply for the eventual exit. Those are the reasons this is a Strong Buy at 83 rather than higher: the structure is right, but the price already reflects a good part of the story.

Who Vela Bay Is For

First, east-side families and upgraders who want the seafront lifestyle with East Coast Park as the everyday backyard, and schools and the Bedok heartland within easy reach.

Second, investors backing the Bayshore masterplan early, who understand precinct first-mover economics and are comfortable holding through the build-out.

Third, buyers who specifically want a sea view they can keep. The facing stacks here are among the most protected coastal views in any current launch.

Related reviews: compare with Terra Hill, Lentor Gardens Residences and Union Square Residences, or browse the full Insider Benchmark.

Frequently Asked Questions

How many units does Vela Bay have, and what is the unit mix?
Vela Bay has 515 units across twin 31-storey towers at Blocks 1 and 3 Bayshore Walk. The mix runs from 1-bedroom plus study (484 sqft) through 2-bedroom (from 592 sqft), 2-bedroom premium, 3-bedroom (from 883 sqft), 3-bedroom premium and 4-bedroom (1,173 sqft), up to 4 and 5-bedroom homes with private lifts (5BR 1,378 sqft) and two penthouses of about 1,765 sqft.
Is Vela Bay freehold or leasehold, and who is the developer?
Vela Bay is a 99-year leasehold commencing 25 June 2025, developed by Bayshore Walk Pte Ltd, a SingHaiYi Group and Chuan Capital joint venture. SingHaiYi's track record includes Grand Dunman and The Gazania, with BCA CONQUAS Band 1 recognition for construction quality. The project is designed to Green Mark Platinum Super Low Energy standard.
How much does Vela Bay cost, and how did the launch go?
Vela Bay launched on 25 April 2026 and sold 371 units (72%) on launch day at an average of about S$2,886 psf, a record for an OCR launch. 1-bedroom-plus-study units were priced from above S$1.2 million, 2-bedrooms from about S$1.4 million and 3-bedrooms from about S$2.2 million. One of the two penthouses sold for S$5.83 million. Availability moves quickly, so confirm the latest with us.
When is Vela Bay expected to be completed?
Vela Bay has an expected vacant possession date of 31 December 2031, with expected legal completion on 31 December 2034. The Progressive Payment Calculator can help map out the cash flow through to completion.
How well connected is Vela Bay?
Vela Bay sits in the new Bayshore precinct in District 16, near Bayshore MRT on the Thomson-East Coast Line, with East Coast Park at the doorstep and the ECP alongside for one of the fastest drives to the CBD and Changi. The precinct is master-planned as a car-lite seafront community, and schools such as Temasek Primary and Secondary are nearby.
Who is Vela Bay best suited to?
Vela Bay suits east-side families and upgraders who want the seafront lifestyle, investors backing the first mover in URA's Bayshore masterplan, and buyers who want a protected sea view. The main trade-offs to weigh are record OCR pricing around S$2,886 psf, the 99-year tenure, and future Bayshore supply that will eventually compete at resale.

The Bottom Line

Vela Bay is the kind of launch that defines a precinct. Over 70% sea-facing homes, East Coast Park as the front yard, TEL connectivity, Green Mark Platinum SLE efficiency and the first-mover position in a 10,000-home masterplan add up to one of the most differentiated products of 2026, and the 72% launch-day take-up at a record OCR price shows the market agrees. The trade-offs are honest ones: you are paying city-fringe money for a suburban postcode, on a 99-year lease, with future precinct supply guaranteed. That is why it lands as a Strong Buy at 83/100. For east-side families and precinct-thesis investors, the remaining sea-facing stacks are the ones to move on.

Information herein is based on the developer's e-brochure and publicly reported data, and is subject to change without prior notice. Balance units and pricing move over time. Please verify all figures, plans, and timelines with the official sales team before making any purchase decision. This article is for general information only and does not constitute financial, legal, or investment advice. Please consult your banker, lawyer, and a licensed property professional before committing to any purchase. PropertyNet Insider Benchmark scoring is the independent opinion of PropertyNet.SG based on the framework published at /insider-benchmark/, with no developer affiliation or sponsorship.