The Investment Case for VELA BAY
The first private residential launch in the URA Bayshore precinct — a master-planned East Coast seafront neighbourhood scheduled to house around 12,500 homes over the coming decade. Bayshore MRT (TE29, Thomson-East Coast Line) sits directly across the road, and 70% of the 515 residences face the sea. Launch weekend demand was as strong as any recorded on the East Coast in recent years: 371 units (72% of the development) sold at S$2,886 psf ASP over 25-26 April 2026. The first new private launch in District 166 in over 25 years, positioned for structural compounding as the precinct develops around it.
240 Bayshore Road · District 16
Connectivity
Bayshore MRT (TEL) directly opposite — a 2-minute walk · Thomson-East Coast Line coverage
Hold Horizon
01
Pillar 1
Bayshore Precinct Pioneer
02
Pillar 2
Bayshore MRT directly opposite
03
Pillar 3
proven seafront demand
Pillar 1
01
Proven Launch Demand
The most overlooked dimension of investment property analysis is who you’ll sell to in 5–10 years. A property with a single buyer profile is exposed to that segment’s cyclical preferences. A property with multiple structural buyer pools tends to maintain liquidity across cycles. Vela Bay’s exit profile is unusual in that all three buyer segments have already been validated at launch — not theorized, but observed on November 9, 2024 when 75 units were absorbed in a single day across the buyer mix below:
1
Local CCR luxury buyers
90% of launch weekend buyers were Singaporeans — a strong signal that the project’s primary demand pool is local professionals working in the CBD, East Coast Park, and Marina Bay corridor. The 1BR, 2BR, and 3-Bedroom types absorbed fastest at launch, consistent with single-professional and dual-income-no-kids profiles. This buyer pool is anchored to actual employment, not speculative, and re-appears reliably across cycles.
2
International investor demand
9% of buyers were Permanent Residents and 1% foreign — a heavily domestic launch — drawn from China, Malaysia, the UK, the Netherlands, Norway, and the USA. District 16 CBD-gateway property is one of the few Singapore residential profiles that meaningfully attracts foreign capital, supported by the project’s mixed-use integration and CDL’s international brand recognition. This second pool gives Vela Bay a buyer base that lower-CCR projects often lack.
3
HDB upgraders from surrounding Bedok
The Tiong Bahru, Outram, Bukit Merah, and Marine Parade HDB estates form a substantial upgrader catchment for this CBD-gateway address. Households who have built equity in their HDB flats and want a private residence within reach of their existing precinct represent a third structural pool. The 5-Bedroom Penthouse that sold on launch day at S$5.83M demonstrated that the project also has reach into Singapore’s highest-end buyer tier.
Properties with broad exit liquidity — and three pools already observed at the launch event itself — command tighter bid-ask spreads at resale and produce more reliable holding-period returns than properties dependent on a single buyer segment.
Pillar 2
02
Vela Bay sits within walking distance of Bayshore MRT (TEL) on two different MRT lines — operational, mature, and already integrated into the daily commute patterns of Singapore’s professional population. This is structurally rarer than the typical “1 MRT within walking distance” claim that anchors most new launches in Singapore. The rental and own-stay value case here is anchored to existing, established demand across multiple commute corridors.
The structural advantage is the three-station catchment — East Coast Park (NE5 on NEL, ~400m), Marine Parade (NE4/DT19 on TEL interchange), and East Coast Park (DT20 on DTL). From Bayshore MRT direct-opposite access, residents access the Thomson-East Coast Line, the entire CBD belt, the Civic District, Orchard, and the rest of the island within minutes.
This is not a speculative future-state argument — both the NEL (operational since 2003) and the DTL (Stage 3 operational since 2017) are mature, fully integrated into Singapore’s commute backbone. For investors, having walking-distance access to the Thomson-East Coast Line from a single project means rental yield is supported across cycles, regardless of which specific corridor leads at any given time.
Pillar 3
03
Bayshore Pioneer
The URA Bayshore master-planned precinct — Singapore’s newest East Coast seafront neighbourhood, with 12,500 homes planned across public and private housing, introduced in 2019, is designed to encourage the rejuvenation of older properties into vibrant, high-yield mixed-use developments aligned with Singapore’s long-term urban planning goals. Vela Bay is the first private residential launch in Bayshore in the East Coast Park Planning Area — and one of very few large SDI projects in Singapore overall. CDL was granted a 112,992 sqft site — 515 residences across two 31-storey towers with 70% of units expected to be sea-facing across the Bayshore seafront. The pioneer position in the Bayshore precinct is the structural foundation of the project’s long-term value and is not available to neighbouring sites without comparable Bayshore pioneer position.
Future large-scale residential supply within the Bayshore precinct is constrained by the existing built environment and conservation overlay zones. The competitive set for Vela Bay — new launches offering walking-distance access to Bayshore MRT (TEL) across the Thomson-East Coast Line at the Bayshore seafront corridor — is structurally narrow, and The first-mover position in Bayshore is a one-off — no earlier launch can claim the same reference point rather than a repeatable template.
“The URA Bayshore scheme is a one-off regulatory uplift — not a launch cadence that the market can simply repeat at neighbouring sites.”
Spacious Layouts, Thoughtful Designs
Vela Bay offers a diverse selection of well-designed bedroom layouts, catering to different lifestyle needs. From efficient 1-bedroom units ideal for singles and young professionals to spacious 4-bedroom and penthouse options perfect for families, every home is thoughtfully planned for comfort and functionality. Select units may feature private balconies with breathtaking city or sea views, while larger units come with dedicated study areas and en-suite master bedrooms. With a range of modern floorplans, residents can enjoy a home that is both stylish and practical.
Enquire Now For
FIRST-MOVER POSITIONING
A side-by-side look at Peck Hay Residences against other recent CCR launches in Newton and Orchard.
The first private address in the 60-hectare Bayshore precinct
- First Private Launch in Bayshore
- Bayshore MRT At Doorstep
- East Coast Park Directly Opposite
Later
Phases
Subsequent Bayshore releases into a maturing precinct
- Later Phases, Longer Waits
- Precinct Already Formed
- Entry After the Masterplan Lands
Why investors specifically benefit from current-phase access.
For investors, stack and floor selection matter more than they do for own-stay buyers. Resale liquidity, rental premium, and capital appreciation all vary meaningfully by stack quality — facing, floor level, layout efficiency, and view of the East Coast Park, Marina Bay, or East Coast Park.
Developers typically step up pricing through subsequent phase releases as inventory absorbs — historically 3–5% per phase. Booking at the current phase locks the present price; every subsequent phase increment after that affects unsold inventory, not your signed contract. The earlier you reserve, the more of the river-facing and higher-floor inventory is still available.
Current-Phase Buyers Receive
1
Direct-developer pricing locked at current phase before next step-up
2
Latest balance unit chart access — see what’s actually still available
3
Priority on river-facing and higher-floor inventory still held
4
Dedicated specialist for investment-specific queries · no commission
Project at a Glance
A quick look at
Vela Bay
Location
240 Bayshore Road, District 16
Bayshore precinct · East Coast seafront · Directly opposite Bayshore MRT · Opposite East Coast Park
Developer
SingHaiyi Group + Chuan Capital
Sing-Haiyi Garnet Pte. Ltd. · SingHaiyi Group's track record includes Grand Dunman and Parc Clematis · Architect: P&T Consultants · Land awarded March 2025 at S$658.89M ($1,388 psf ppr)
Unit Mix
1BR to 5BR + Penthouses
515 residences across two 31-storey towers · Layouts from 484 sqft (1-Bedroom) to 1,582 sqft (5-Bedroom) plus two 1,765 sqft Penthouses with 180-degree sea views · 70% of units expected to be sea-facing
CONNECTIVITIY
Bayshore MRT (TE29, TEL) — 2-min walk
Directly opposite Bayshore MRT on the Thomson-East Coast Line · Upcoming Bedok South MRT (TE30) one stop away · Direct TEL access to Marina Bay (7 stops), Orchard, and the CBD · East Coast Parkway (ECP) adjacent · PIE nearby
Schools Nearby
Temasek Primary within 1km
Temasek Primary School (within 1km) · Temasek Junior College · Victoria School · St. Stephen's School · St. Patrick's School · Chinese Swiss International School nearby
Lifestyle
Seafront enclave with East Coast Park across
East Coast Park within walking distance (cycling, water sports, coastal dining) · Bedok Mall · Marine Parade heritage · Changi Business Park employment cluster nearby · Bayshore precinct amenities emerging under the URA Master Plan
Tenure
99-Year Leasehold
Land awarded March 2025 · Expected TOP December 2031 · SingHaiyi + Chuan Capital JV
Sales Status
Currently selling · Showflat open daily
Launched 25-26 April 2026 · 371 of 515 units (72%) sold on launch weekend at S$2,886 psf ASP · 90% Singaporean buyers · 2BR + 3BR = 83% of launch transactions · 8,000 preview visitors
Location
240 Bayshore Road, District 16
Bayshore precinct · East Coast seafront · Directly opposite Bayshore MRT · Opposite East Coast Park
Developer
SingHaiyi Group + Chuan Capital
Sing-Haiyi Garnet Pte. Ltd. · SingHaiyi Group's track record includes Grand Dunman and Parc Clematis · Architect: P&T Consultants · Land awarded March 2025 at S$658.89M ($1,388 psf ppr)
Unit Mix
1BR to 5BR + Penthouses
515 residences across two 31-storey towers · Layouts from 484 sqft (1-Bedroom) to 1,582 sqft (5-Bedroom) plus two 1,765 sqft Penthouses with 180-degree sea views · 70% of units expected to be sea-facing
Connectivity
Bayshore MRT (TE29, TEL) — 2-min walk
Directly opposite Bayshore MRT on the Thomson-East Coast Line · Upcoming Bedok South MRT (TE30) one stop away · Direct TEL access to Marina Bay (7 stops), Orchard, and the CBD · East Coast Parkway (ECP) adjacent · PIE nearby
Schools Nearby
Temasek Primary within 1km
Temasek Primary School (within 1km) · Temasek Junior College · Victoria School · St. Stephen's School · St. Patrick's School · Chinese Swiss International School nearby
Lifestyle
Seafront enclave with East Coast Park across
East Coast Park within walking distance (cycling, water sports, coastal dining) · Bedok Mall · Marine Parade heritage · Changi Business Park employment cluster nearby · Bayshore precinct amenities emerging under the URA Master Plan
Tenure
99-Year Leasehold
Land awarded March 2025 · Expected TOP December 2031 · SingHaiyi + Chuan Capital JV
Sales Status
Currently selling · Showflat open daily
Launched 25-26 April 2026 · 371 of 515 units (72%) sold on launch weekend at S$2,886 psf ASP · 90% Singaporean buyers · 2BR + 3BR = 83% of launch transactions · 8,000 preview visitors
Vela Bay is supported by a one-off Bayshore precinct pioneer position, walking-distance coverage on the Thomson-East Coast Line, and three buyer pools already validated at launch. For investors evaluating prime District 16 / CCR exposure with a 5–10 year hold horizon, it warrants a place on the shortlist.
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vela bay
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Developer: SingHaiyi Group + Chuan Capital
Tenure: 99-year leasehold
Expected TOP: December 2031
Sales Launched: April 2026 · Currently Selling
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