Vela Bay Review: Full Price Breakdown from $1.21M to $4.51M
Every unit type priced, every floor plan walked through — against Seaside Residences resale, Costa Del Sol, Amber Park freehold, and Grand Dunman from the same developer. You get the full price and floor plan breakdown in one read.
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The confirmed PropNex pricing lands 10% below the $2,850-$3,000 psf we projected from the GLS land cost. 1BR+Study starts at $1.21M, 2BR at $1.48M (below Seaside Residences resale), compact 3BR at $2.21M, 4BR at $3.11M, and 5BR Private Lift at $4.51M. Draft floor plans confirm 9 sqm common rooms, enclosed kitchens on 3BR Premium and above, and conservative balcony proportions. For the stacks that actually hit the starting tier, this is the strongest entry-price play in the East Coast this year.
Oh btw — if you have read this far and still cannot decide, we do 1-to-1 consults where we walk through your numbers, your options, and what actually makes sense for you. No obligations, no drama. Say hi
Key Details
Vela Bay at Bayshore Road
District 16 — next to Bayshore MRT (TEL)
Tap or hover over any dot for details
Source: SingHaiyi Group (Artist's Impression)
Vela Bay Condo: Price Matrix Is Out
SingHaiyi has released the Vela Bay price matrix through PropNex — and it landed softer than our GLS projection. Starting prices begin at $2,500 psf for the 1BR through 3BR Premium tiers, $2,650 psf for the 4BR, and $2,850 psf for the 5BR Private Lift. That is roughly a 10% discount to the $2,850-$3,000 psf we had projected from the $1,388 psf ppr land cost.
In total prices, that means a 1BR+Study (484 sqft) from $1.21M, a 2BR (592 sqft) from $1.48M, a compact 3BR (883 sqft) from $2.21M, a 3BR Premium (1,033 sqft) from $2.58M, a 4BR (1,173 sqft) from $3.11M, and a 5BR Private Lift (1,582 sqft) from $4.51M. The full matrix is below.
Two towers. Thirty-one storeys each. Dark bronze-and-grey cladding with horizontal fin detailing — a design language that reads more Amber Road than Bedok. Draft floor plans already confirmed 9 sqm common rooms across all unit types, enclosed kitchens on 3BR Premium and above, and conservative balcony proportions. Combined with this confirmed pricing, the product now reads as a genuine entry-price play in Bayshore.
The Vela Bay preview is confirmed for 11 April 2026. This Vela Bay review has been updated with the confirmed price matrix, recalculated total prices, and refreshed comparisons against the competition. For the full land tender breakdown, read our Vela Bay GLS analysis first. This Vela Bay review picks up where that one left off.
How We Review: The QPE Framework
Every review on this site runs through our QPE framework — Quality, Price, Exit.
Quality covers developer track record, land size, layouts, MRT access, views, and facilities. Price examines total price (not psf) and how it compares against what the market has tested — is there a price gap, or are you paying above proven territory? Exit asks who buys from you when it is time to sell, what the demand pool looks like, and what competing supply exists at resale.
All three need to check out. If one fails, you need to know which one — and why.
Vela Bay Developer: SingHaiyi Group's Biggest Bet
SingHaiyi-Garnet Pte. Ltd. is a joint venture between SingHaiyi Group and Haiyi Holdings. This is not a developer that typically chases record land prices — which makes the $1,388 psf ppr bid a statement of intent.
Key projects in the portfolio:
- Grand Dunman (District 15) — 1,008 units at Dunman Road. This is the closest reference point for what SingHaiyi delivers at the premium end. Layout quality was decent, finishes above average for the price point.
- Parc Clematis (District 5) — 1,468 units. Fully sold. Proved SingHaiyi can handle the complexity of a large-scale development with staged pricing.
- CityLife @ Tampines — privatised EC in Tampines Central.
- The Gazania / The Lilium — boutique freehold projects in the central area, showing they can do small-scale premium.
The one blemish is The One Collective at Sophia Road, which did not land well with the market. On balance, SingHaiyi delivers solid product — the question at Vela Bay is whether paying record OCR land prices pushes them to optimise unit sizes more aggressively than usual.
Grand Dunman is the project to watch. If you want a preview of what Vela Bay's floor plans might look like, walk through a Grand Dunman showflat. Same developer DNA, similar price positioning, comparable scale.
Vela Bay Design: What the Endorsed Perspectives Reveal
The renders are out, and SingHaiyi is clearly positioning Vela Bay as a lifestyle development, not just an MRT-adjacent box.
The Towers
Source: SingHaiyi Group (Artist's Impression)
Two towers, approximately 31 storeys each. The facade uses dark bronze-toned panels with horizontal fin detailing and a sculptural crown element at the rooftop. The overall impression is modern and premium — closer to what you would expect in the Amber Road corridor than a typical OCR development.
The towers are oriented mostly south-facing, which does two things: maximises sea views from upper floors and minimises direct west sun exposure. For buyers on higher floors, the renders show the East Coast Park canopy stretching out below with the coastline beyond. That is not marketing fluff — the site geography confirms it.
Source: SingHaiyi Group (Artist's Impression)
The Sea View
Source: SingHaiyi Group (Artist's Impression)
This render is the money shot. Taken from what appears to be a mid-to-high floor balcony, looking south over the East Coast Park tree line towards the sea. Ships on the horizon. Sunset light. If this is close to what units above floor 20 actually see, the premium stacks will command a serious PSF delta over inland-facing units.
Costa Del Sol and The Bayshore — both next door — do not get this view at their heights. Vela Bay's 31 storeys will clear the surrounding low-rise and park canopy comfortably.
The Arrival
Source: SingHaiyi Group (Artist's Impression)
The arrival court features a porte-cochere with "VELA BAY" signage set against dark stone and metalwork. The design reads hotel lobby, not condo guardhouse. The covered drop-off is deep enough for multiple vehicles, with landscaped median strips flanking the driveway.
This is a deliberate quality signal. At the $2,500+ psf that Vela Bay will command, buyers expect more than a barrier gate and a security booth. The rendered arrival experience suggests SingHaiyi is spending on the parts that make first impressions.
The Facilities
Source: SingHaiyi Group (Draft Site Plan — indicative only, subject to change)
Source: SingHaiyi Group (Artist's Impression)
The pool deck features a resort-style layout — freeform pool with a glass-walled pavilion set within it, surrounded by tropical landscaping and lounge areas. The evening render shows ambient lighting integrated into the pool edge and pathways. Not a cookie-cutter rectangular lap pool.
Source: SingHaiyi Group (Artist's Impression)
At ground level, the clubhouse pavilion is glass-fronted with double-height ceilings, flanked by palm trees. It faces the internal garden rather than the road — a layout choice that creates a resort pocket within the development. This is where the communal entertaining happens, and the scale looks generous for a 515-unit project.
The Street Presence
Source: SingHaiyi Group (Artist's Impression)
From Bayshore Road, the two towers frame a view corridor to the sea behind. The road-level landscaping is dense — mature trees and layered planting create a green setback between the development and the street. For residents driving in, the transition from public road to private estate is deliberate.
Vela Bay Location: Bayshore's First Private Launch in 22 Years
Source: SingHaiyi Group (Draft Location Map)
This section is carried forward from our GLS analysis — the location has not changed, but the context around it has sharpened now that we are weeks from preview.
MRT Access
Bayshore MRT (TE29) on the Thomson-East Coast Line is directly adjacent to the Vela Bay site. The station opened in June 2024 as part of TEL Stage 4. Direct connections to Marina Bay, Shenton Way, and Orchard — no transfers needed.
This is not a "10-minute walk to MRT" situation. This is steps from your lobby, on a line that reaches the CBD in under 20 minutes.
Source: Land Transport Authority / PropNex
The TEL is also the line that keeps growing. Bedok South station (one stop from Bayshore) is expected in 2H 2026, and the Changi Airport T5 extension arrives in the mid-2030s. The JB-Singapore RTS Link from Woodlands North connects to the same line. For residents, the connectivity story only improves from here.
Schools Within 1km
- Temasek Primary School — within 1km, one of the East Coast's established primary schools
- Bedok Green Primary School — within 1km
Other schools in the broader vicinity include Victoria School, Bedok View Secondary, and Bedok South Secondary.
Surroundings
East Coast Park is across the road. Jogging, cycling, and the beach are walkable.
Source: National Parks Board / PropNex
The Bayshore precinct is not just inheriting Bedok's infrastructure — it is getting its own. The URA Master Plan maps out a new 22,500 sqm mall with bus interchange, a central park, healthcare facilities, a new SAFRA, a new school, and a dedicated bridge to East Coast Park — all within the ~880m Bayshore estate.
Source: CNA / PropNex
Source: URA / HDB
Parkway Parade and i12 Katong are accessible within a short drive. For daily groceries and hawker food, Bedok Interchange is one MRT stop away.
See The Site Yourself (360 Drone Tour)
Before the preview, the best way to understand the Vela Bay site is to stand on it — or as close as you can get without physically being there. A 360 drone panorama of the Bayshore Walk GLS parcel is available here:
View the Vela Bay 360 drone tour →
It shows what the sea views, East Coast Park canopy, Bayshore MRT adjacency, and surrounding low-rise context actually look like from the height where Vela Bay's tower floors will sit. Useful for buyers deciding between sea-facing and inland-facing stacks before walking into the showflat.
The Car-Lite Constraint
Vela Bay sits within the Bayshore car-lite zone, which means an estimated 50% car park provision. For couples and singles beside an MRT, this is fine. For families with two cars in a traditionally car-dependent East Coast neighbourhood, this needs to be factored into the decision before walking into the showflat.
The exact number of lots and whether season parking is available for second vehicles is something to confirm at the preview. For buyers who are car-free or single-car households, the car-lite model is actually a positive — fewer cars means quieter grounds and more space allocated to landscaping and facilities rather than multi-storey carparks.
Vela Bay Unit Mix and Stack Plan
Draft floor plans have been released ahead of the 11 April preview. These are subject to final changes — this article will be updated with finalised floor plans when available.
The draft brochure confirms 20 layout types across two blocks, ranging from a 484 sqft 1BR+Study to 1,765 sqft Penthouses. Here is the full unit mix with confirmed sizes.
Vela Bay Unit Mix (Draft Floor Plans)
| Unit Type | Size (sqft) | Size (sqm) | Balcony | Block | Key Features |
|---|---|---|---|---|---|
| 1BR+Study Type A | 484 | 45 | 5 sqm | Blk 1 | — |
| 2BR Type A | 592 | 55 | 5 sqm | Blk 3 | PES available (#01-11) |
| 2BR Type B | 592 | 55 | 5 sqm | Blk 3 | — |
| 2BR Type C | 592 | 55 | 5 sqm | Blk 1 | — |
| 2BR Premium Type A | 689 | 64 | 5 sqm | Blk 1 | 2nd bathroom |
| 2BR Premium Type B | 689 | 64 | 5 sqm | Blk 3 | 2nd bathroom |
| 2BR Premium Type C | 678 | 63 | 5 sqm | Blk 3 | 2nd bathroom, PES available (#01-14) |
| 2BR Premium Type D | 678 | 63 | 5 sqm | Blk 1 | 2nd bathroom |
| 3BR Type A | 883 | 82 | 6 sqm | Blk 1 | 3 bed, 2 bath |
| 3BR Type B | 893 | 83 | 6 sqm | Blk 3 | PES available (#01-18) |
| 3BR Type C | 883 | 82 | 6 sqm | Blk 3 | PES available (#01-12) |
| 3BR Premium Type A | 1,033 | 96 | 7 sqm | Blk 1 | Household shelter, yard, enclosed kitchen. PES available (#01-01) |
| 3BR Premium Type B | 1,033 | 96 | 7 sqm | Blk 1 | Household shelter, yard, enclosed kitchen |
| 3BR Premium Type C | 1,033 | 96 | 7 sqm | Blk 3 | Household shelter, yard, enclosed kitchen. PES available (#01-13) |
| 4BR Type A | 1,173 | 109 | 7 sqm | Blk 1 | Household shelter, yard. PES available (#01-09) |
| 4BR Type B | 1,173 | 109 | 7 sqm | Blk 3 | Household shelter, yard. PES available (#01-15) |
| 4BR Private Lift | 1,378 | 128 | 8 sqm + 4 sqm PL lobby | Blk 3 | Wet+dry kitchen, wine chiller, dishwasher, household shelter |
| 5BR Private Lift | 1,582 | 147 | 8 sqm + 4 sqm PL lobby | Blk 1 | Junior master, 4 baths, wet+dry kitchen, wine chiller, dishwasher |
| Penthouse 1 | 1,765 | 164 | 12 sqm + 4 sqm PL lobby | Blk 1 | High void |
| Penthouse 2 | 1,765 | 164 | 12 sqm + 4 sqm PL lobby | Blk 3 | High void |
All floor plans below are draft layouts subject to final changes by the developer and relevant authorities. This article will be updated with finalised floor plans when available.
Vela Bay Elevation Chart: Stack Plan
The elevation chart confirms how the 515 units are distributed across 31 storeys and 18 stacks. This is the reference buyers need when picking a stack at the showflat — it tells you exactly which unit type sits in each stack, which floors it runs, and which block it belongs to.
Source: SingHaiyi Group (Vela Bay Elevation Chart)
Vela Bay Floor Plans: All Unit Types
1-Bedroom + Study (484 sqft)
Type 1BR+S(A) — 484 sqft / 45 sqm (incl. 5 sqm balcony) — Block 1 #05-04 to #31-04
Source: SingHaiyi Group (Draft Floor Plan)
| Room | Area (sqm) | Dimensions |
|---|---|---|
| Master Bedroom | 10.1 | 3.4m x 3.0m |
| Master Bath | 5.0 | — |
| Study | — | 1.8m x 1.85m |
| Living + Dining | 21.2 | 3.75m x 2.85m (L-shape) |
| Kitchen | — | open concept |
| Balcony | 4.8 | — |
The master bedroom at 10.1 sqm fits a queen bed with side tables and a wardrobe wall. The study (1.8m x 1.85m) works as a WFH nook or can be loosely partitioned — it will not fit a single bed. Living and dining share a combined 21.2 sqm open-plan space, which is respectable for a 484 sqft unit.
2-Bedroom (592 sqft)
Type 2BR(A) — 592 sqft / 55 sqm (incl. 5 sqm balcony) — Block 3
Source: SingHaiyi Group (Draft Floor Plan)
| Room | Area (sqm) | Dimensions |
|---|---|---|
| Master Bedroom | 11.1 | 4.5m x 2.7m |
| Master Bath | 5.3 | — |
| Bedroom 2 | 9.2 | 3.7m x 2.5m |
| Living + Dining | 23.9 | 3.3m wide |
| Kitchen | — | open concept |
| Balcony | 5.0 | — |
Three layout variants (Types A, B, C) all share the same 592 sqft footprint. Key differences are orientation and block placement. Bedroom 2 at 9.1-9.2 sqm across all three types — queen bed with a slim wardrobe fits. The master at 11.1-11.2 sqm is comfortable for a king. No second bathroom at this tier.
2-Bedroom Premium (689 sqft)
Type 2BR P(A) — 689 sqft / 64 sqm (incl. 5 sqm balcony) — Block 1 — includes 2nd bathroom
Source: SingHaiyi Group (Draft Floor Plan)
| Room | Area (sqm) | Dimensions |
|---|---|---|
| Master Bedroom | 10.9 | 3.7m x 2.7m |
| Master Bath | — | — |
| Bedroom 2 | 9.1 | 3.3m x 2.5m |
| Bath 2 | 5.2 | — |
| Living + Dining | 29.2 | 9.35m x 2.8m (approx) |
| Kitchen | — | open concept |
| Balcony | 5.2 | — |
The 97 sqft jump from the standard 2BR buys you a second bathroom (5.2 sqm) and a bigger living-dining area (29.2 sqm vs 23.9 sqm). The master bedroom actually trims slightly to 10.9 sqm to make room for the extra bath — still fits a king. Four variants exist: Types A and B at 689 sqft (Blocks 1 and 3), Types C and D at 678 sqft with marginally smaller living areas. The 2BR Premium fits couples who both work from home best — separate bathroom routines and enough living space to not feel on top of each other.
3-Bedroom (883 sqft) — The Compact Standout
Type 3BR(A) — 883 sqft / 82 sqm (incl. 6 sqm balcony) — Block 1 #05-02 to #30-02
Source: SingHaiyi Group (Draft Floor Plan)
| Room | Area (sqm) | Dimensions |
|---|---|---|
| Master Bedroom | 12.4 | 3.7m x 2.8m |
| Master Bath | 5.2 | — |
| Bedroom 2 | 9.1 | 3.3m x 2.5m |
| Bedroom 3 | 9.1 | 3.3m x 2.5m |
| Bath 2 | 3.9 | — |
| Living + Dining | 30.7 | 6.6m x 3.0m (approx) |
| Kitchen | 5.5 | open concept |
| Balcony | 5.6 | — |
Type 3BR(C) — 883 sqft / 82 sqm (incl. 6 sqm balcony) — Block 3
Source: SingHaiyi Group (Draft Floor Plan)
Type 3BR(B) at 893 sqft is 10 sqft bigger: the master bedroom grows to 13.6 sqm and Bedroom 2 to 9.2 sqm. Both common bedrooms across all three types hit the 9.1 sqm minimum — queen bed, slim wardrobe, and a narrow walkway. Not spacious, but livable. The master at 12.4 sqm (Type A/C) comfortably fits a king with built-in wardrobe. Open-concept kitchen — families who cook daily should note there is no enclosed kitchen option at this tier.
3-Bedroom Premium (1,033 sqft) — The Family Unit
Type 3BR P(A) — 1,033 sqft / 96 sqm (incl. 7 sqm balcony) — Block 1 — enclosed kitchen, yard, household shelter
Source: SingHaiyi Group (Draft Floor Plan)
| Room | Area (sqm) | Dimensions |
|---|---|---|
| Master Bedroom | 12.4 | 3.7m x 2.8m |
| Master Bath | 5.2 | — |
| Bedroom 2 | 9.1 | 3.3m x 2.5m |
| Bedroom 3 | 9.1 | 3.3m x 2.5m |
| Bath 2 | 4.2 | — |
| Enclosed Kitchen | 8.8 | — |
| Yard | 2.4 | — |
| Household Shelter | 3.9 | — |
| WC | 1.7 | — |
| Living + Dining | 34.4 | 6.05m x 3.0m (approx) |
| Balcony | 6.7 | — |
The 150 sqft premium over the compact 3BR buys three things that matter for families: an enclosed kitchen (8.8 sqm — proper cooking space with the door closed), a yard for laundry, and a household shelter (3.9 sqm) that doubles as a store room. Bath 2 upgrades from 3.9 sqm to 4.2 sqm. The bedrooms stay at 9.1 sqm — the extra space goes entirely into utility areas. Three variants (Types A, B, C) are near-identical in room sizes. Type C has Bedroom 2 at 9.2 sqm.
4-Bedroom (1,173 sqft)
Type 4BR(A) — 1,173 sqft / 109 sqm (incl. 7 sqm balcony) — Block 1 — household shelter, yard
Source: SingHaiyi Group (Draft Floor Plan)
| Room | Area (sqm) | Dimensions |
|---|---|---|
| Master Bedroom | 11.8 | 3.8m x 2.85m |
| Master Bath | 5.3 | — |
| Bedroom 2 | 9.1 | 3.3m x 2.5m |
| Bedroom 3 | 9.1 | 3.3m x 2.5m |
| Bedroom 4 | 9.3 | 3.1m x 2.5m |
| Bath 2 | 4.2 | — |
| Kitchen | 8.3 | enclosed |
| Yard | 2.4 | — |
| Household Shelter | 4.0 | — |
| WC | 1.7 | — |
| Living + Dining | 38.9 | 7.4m x 3.0m (approx) |
| Balcony | 6.8 | — |
All four bedrooms clear the 9 sqm mark. The master at 11.8 sqm is slightly smaller than the 3BR Premium's master (12.4 sqm) — the trade-off for fitting a fourth bedroom. Enclosed kitchen (8.3 sqm), yard, household shelter (4.0 sqm), and a WC are all present. Living and dining at 38.9 sqm is generous for a 1,173 sqft unit. Types A and B (Blocks 1 and 3) are near-identical mirrors.
4-Bedroom Private Lift (1,378 sqft)
Type 4BR PL — 1,378 sqft / 128 sqm (incl. 8 sqm balcony + 4 sqm private lift lobby) — Block 3 — wet+dry kitchen, wine chiller, dishwasher
Source: SingHaiyi Group (Draft Floor Plan)
| Room | Area (sqm) | Dimensions |
|---|---|---|
| Master Bedroom | 14.0 | 4.45m x 2.85m |
| Master Bath | 5.9 | — |
| Bedroom 2 | 9.1 | 3.3m x 2.5m |
| Bedroom 3 | 9.3 | 3.3m x 2.5m |
| Bedroom 4 | 9.1 | — |
| Bath 2 | 4.0 | — |
| Bath 3 | 5.4 | — |
| Wet Kitchen | 18.0 | — |
| Household Shelter | 3.8 | — |
| WC | 1.5 | — |
| Living + Dining | 35.9 | 6.85m x 4.0m (approx) |
| Private Lift Lobby | 3.6 | — |
| Balcony | 7.9 | 3.85m wide |
This is a different tier of product. The master bedroom jumps to 14.0 sqm — king bed, full wardrobe wall, and space left over. Master bath at 5.9 sqm. The wet kitchen at 18.0 sqm is where the serious cooking happens — dishwasher and wine chiller come as standard. Three bathrooms, a private lift lobby (3.6 sqm), and a household shelter. The living area at 35.9 sqm is actually slightly smaller than the standard 4BR (38.9 sqm) because space is allocated to the private lift lobby and third bathroom.
5-Bedroom Private Lift (1,582 sqft)
Type 5BR PL — 1,582 sqft / 147 sqm (incl. 8 sqm balcony + 4 sqm private lift lobby) — Block 1 — junior master, 4 baths, wet+dry kitchen
Source: SingHaiyi Group (Draft Floor Plan)
| Room | Area (sqm) | Dimensions |
|---|---|---|
| Master Bedroom | 16.2 | 6.0m x 2.85m |
| Master Bath | 5.8 | — |
| Junior Master Bedroom | 9.8 | 4.4m x 2.5m |
| Junior Master Bath | 4.4 | — |
| Bedroom 3 | 9.1 | 3.3m x 2.5m |
| Bedroom 4 | 9.1 | 3.3m x 2.5m |
| Bedroom 5 | 11.1 | 4.35m x 2.5m |
| Bath 3 | 3.8 | — |
| Bath 4 | 4.0 | — |
| Wet Kitchen | 20.1 | — |
| Household Shelter | 4.5 | — |
| Living + Dining | 35.3 | 4.25m wide |
| Private Lift Lobby | 3.7 | — |
| Balcony | 8.1 | — |
The flagship unit. Master bedroom at 16.2 sqm is the largest in the development — king bed, walk-in wardrobe territory. The junior master (9.8 sqm) with its own ensuite bathroom (4.4 sqm) is the multi-generational play — parents in one wing, grandparents in the other. Bedroom 5 at 11.1 sqm is bigger than many developments' master bedrooms. Four bathrooms total. Wet kitchen at 20.1 sqm with dishwasher and wine chiller. All common bedrooms hold at 9.1 sqm.
Penthouse (1,765 sqft)
Penthouse 1 — 1,765 sqft / 164 sqm (incl. 12 sqm balcony + 4 sqm private lift lobby) — Block 1 #31-05 — high void
Source: SingHaiyi Group (Draft Floor Plan)
The penthouses share the 5BR Private Lift layout footprint at 1,765 sqft but add a high void space over the living area — double-height ceiling for the top-floor units. Two penthouses total: PH1 in Block 1 (#31-05) and PH2 in Block 3 (#31-10). Same bedroom and bathroom count as the 5BR PL, same wet+dry kitchen, same private lift lobby. The high void is the differentiator — it cannot be enclosed or built into a mezzanine, but it gives the living area a sense of volume that no other unit in the development matches.
What the Draft Floor Plans Tell Us
The draft layouts answer several of the questions we flagged in our original analysis — and the answers are mostly positive.
Common rooms at 9.1 sqm — the bar is met. Every common bedroom across all unit types comes in at 9.1 sqm (3.3m x 2.5m). That is the minimum livable standard (HDB benchmark) and means a queen bed fits with a slim wardrobe and a narrow walkway. At this price point, anything below 9 sqm would have been a miss. SingHaiyi has not squeezed the bedrooms to keep total prices down — that is the right call for a development positioned at this level.
Master bedrooms scale with unit size. The 1BR+Study master comes in at 10.1 sqm, the 2BR at 11.1-11.2 sqm, the compact 3BR at 12.4 sqm, and the 5BR Private Lift at 16.2 sqm. The 4BR standard master (11.8 sqm) is actually slightly smaller than the 3BR Premium master (12.4 sqm) — that is the trade-off for fitting a fourth bedroom into a 1,173 sqft footprint.
3BR Premium has enclosed kitchen (8.8 sqm) with yard and household shelter (3.9 sqm) — the family unit done right. At 1,033 sqft (96 sqm), the 3BR Premium is the unit type that will define Vela Bay for family buyers. The enclosed kitchen at 8.8 sqm is proper cooking space — no grease or smell issues with the door closed. The yard is a genuine utility space. And the household shelter at 3.9 sqm provides the store room that families actually need. The enclosed kitchen, yard, and household shelter make it a proper family configuration.
4BR Private Lift and 5BR Private Lift get premium-tier spec. The 4BR PL master bedroom at 14.0 sqm with a 5.9 sqm ensuite, and the 5BR PL master at 16.2 sqm with a 5.8 sqm ensuite — these are numbers that compete with RCR and CCR product. Wet kitchens at 18.0 sqm (4BR PL) and 20.1 sqm (5BR PL) with wine chiller and dishwasher as standard. The 5BR PL adds a junior master bedroom (9.8 sqm with its own 4.4 sqm ensuite) and four bathrooms total — genuine multi-generational configuration where two generations each get their own master suite.
Balcony proportions are conservative. Balconies range from 4.8-8.1 sqm across the standard units, translating to approximately 7-8% of unit area. No bloated balconies eating into usable space. Even the penthouses at 12 sqm balcony on a 1,765 sqft unit keep the ratio sensible. This is a development where the indoor square footage is mostly indoor square footage.
The 883 sqft 3BR is the standout compact unit. Three bedrooms in 82 sqm with 9.1 sqm common rooms and a 12.4 sqm master is efficient layout work. Living and dining at 30.7 sqm gives a generous open-plan feel. At a confirmed starting price of $2.21M, this fills a gap in the Bayshore market where no comparable compact 3BR exists. The layout reads as bedrooms clustered on one side — not a dumbbell, but acceptable at this size where a dumbbell would waste corridor space. Open-concept kitchen at this tier — families who cook daily need to step up to the 3BR Premium for an enclosed kitchen.
Confirmed sizes and starting prices both came in below expectations. The 1BR+Study is 484 sqft (we estimated 550) and now starts at $1.21M. The 2BR is 592 sqft (we estimated 657) and now starts at $1.48M. The 3BR compact is 883 sqft (we estimated 850) and now starts at $2.21M. Smaller footprints combined with lower starting PSF mean total prices are meaningfully below our earlier projections — good news for buyers who care about the cheque amount, not the PSF.
Vela Bay Price Matrix: What You Actually Pay
SingHaiyi released the confirmed price matrix through PropNex on 9 April 2026, two days ahead of the preview. Here is the sheet in full.
Source: PropNex / SingHaiyi Group (Vela Bay Price Matrix, 9 April 2026). Prices are indicative and subject to change without prior notice.
The matrix prices Vela Bay at $2,500-$3,300 psf across the development, with the starting tier varying by unit type. Smaller formats (1BR through 3BR Premium) kick off at $2,500 psf, 4BR at $2,650 psf, and the flagship 5BR Private Lift at $2,850 psf. That is materially below the $2,850-$3,000 psf we projected from the $1,388 psf ppr land cost in our GLS analysis.
The entry point comes in at $1.21M for the 1BR+Study — almost $170K below our earlier estimate of $1.38M. The 2BR drops from the projected $1.69M to $1.48M. The compact 3BR slides from $2.52M to $2.21M. Across the board, buyers pay meaningfully less than the land cost implied.
Vela Bay vs The Competition
| Unit Type | Size | Vela Bay (from) | Seaside Residences (resale) | Costa Del Sol (resale) |
|---|---|---|---|---|
| 1BR+Study | 484 sqft | $1.21M | — | — |
| 2BR | 592 sqft | $1.48M | $1.85M - $2.00M | ~$1.70M |
| 2BR Premium | 678-689 sqft | $1.70M - $1.72M | — | — |
| 3BR compact | 883 sqft | $2.21M | No compact 3BR | — |
| 3BR Premium | 1,033 sqft | $2.58M | $2.70M - $3.30M | ~$2.50M (high floor) |
| 4BR | 1,173 sqft | $3.11M | $4.40M (1,650 sqft) | $3.0M - $3.5M |
| 4BR Private Lift | 1,378 sqft | $3.65M | — | — |
| 5BR Private Lift | 1,582 sqft | $4.51M | — | — |
Vela Bay prices are confirmed starting prices from the PropNex matrix. Seaside Residences and Costa Del Sol are recent resale transactions (URA REALIS). New launch and resale are different products — resale is ready to move into today, new launch TOPs in 4-5 years.
The 2BR at $1.48M is the headline number. A brand new 2BR directly adjacent to Bayshore MRT, priced $370K-$520K below a 5-year-old Seaside Residences resale and $220K below a 23-year-old Costa Del Sol. For singles and couples who want the East Coast lifestyle with direct rapid transit, this is a serious entry.
The 3BR compact at $2.21M fills a gap that does not exist elsewhere in the area. Neither Seaside nor Costa Del Sol offers a 883 sqft 3-bedroom. For HDB upgraders from Bedok and Tampines who want three bedrooms without stretching past $2.5M, this is the most accessible new launch 3-bedroom in the East Coast.
The 3BR Premium at $2.58M undercuts Seaside Residences' 3BR resale range ($2.70M-$3.30M) for a larger, brand new unit with an enclosed kitchen, yard, and household shelter. Families who prioritise a proper cooking space and storage will find the value case strong.
The 4BR at $3.11M is where the Vela Bay pricing advantage becomes uncomfortable for the competition. Costa Del Sol 4-bedders next door sell at $3.0M-$3.5M for 23-year-old product. For roughly the same money — and in many cases less — Vela Bay gives you brand new, direct MRT, enclosed kitchen, yard, and household shelter. If this starting price holds for the better stacks, the 4BR is the value unit of the launch.
The 4BR Private Lift at $3.65M is a different product altogether — wet+dry kitchen, wine chiller, dishwasher, private lift lobby. At this price it competes with Seaside's larger 4-bedrooms ($4.40M for 1,650 sqft) on premium spec rather than floor area.
The Freehold Cross-Shop
At $2.2M-$3.0M, buyers also have access to freehold East Coast condos. This is a legitimate decision.
| Condo | Tenure | District | 3BR Price | MRT |
|---|---|---|---|---|
| Vela Bay (confirmed) | 99-yr | 16 | from $2.21M (883 sqft) / $2.58M (1,033 sqft) | Bayshore (TEL) — adjacent |
| Grand Dunman | 99-yr | 15 | $2.63M - $2.91M | Dakota (CCL) |
| Amber Park | Freehold | 15 | resale from ~$2.4M | Tanjong Katong (TEL) — walkable |
With the confirmed matrix, Vela Bay's compact 3BR starts below Amber Park's freehold resale entry. For buyers who were cross-shopping freehold at the same price, Vela Bay now has both a brand new product and direct MRT adjacency in its corner. The trade-off remains tenure — a 99-year lease starts fresh today, so decay is not an issue for the first buyer, but lease matters if you plan to hold for 20+ years or care about CPF flexibility down the line.
Grand Dunman — same developer, same East Coast corridor — gives a preview of what SingHaiyi delivers. Its 3BR starts from $2.63M, roughly $400K above Vela Bay's confirmed 3BR entry. If the product quality at Vela Bay holds up to Grand Dunman's standard (and the draft floor plans suggest it does), Vela Bay is delivering a meaningfully better price for comparable developer DNA.
Vela Bay Exit Strategy: Who Buys From You?
Exit analysis at the preview stage is preliminary, but the building blocks are visible.
The demand pool is structural. East Coast has never lacked buyer demand. Bayshore MRT adds a new dimension — for the first time, this precinct has direct rapid transit access. The TEL connection to Marina Bay and Orchard means Vela Bay competes for tenant and buyer attention beyond the traditional East Coast demographic.
The competition at exit is thin. There is no other private GLS site in Bayshore. When Vela Bay units hit the resale market in 4+ years (after the 4-year SSD), the only competing supply is Costa Del Sol (23 years old at that point), The Bayshore (34 years old), and Bayshore Park (39 years old). All three are aging product without MRT access. The gap between Vela Bay and its neighbours only widens with time.
Estimated rental yield. At the confirmed entry of $1.48M for the 2BR (592 sqft), estimated rental of $4,000-$4,500/month puts gross yield at 3.2-3.6% — a meaningful step above our earlier projections because the starting price came in lower. The TEL access is the yield driver — without it, this location would not command these rents. The 1BR+Study (484 sqft) at $1.21M could push 3.9-4.3% if rents land at $4,000-$4,300/month — one of the stronger entry-point yield plays in the East Coast.
For comparison, Seaside Residences 2-bedrooms currently rent at $3,800-$4,200/month. At its resale price of $1.85M-$2.00M, that is roughly 2.5-2.7% gross. Vela Bay's brand-new status and direct MRT adjacency (versus Seaside's short walk to Siglap MRT) should command a rental premium — how much depends on the final product and when the development TOPs.
Floor premium at exit. A pattern worth noting from Clinton's analysis of other projects: developer floor premiums (typically $11K per floor) compress at resale. Lower floors often deliver better ROI despite worse views. At Vela Bay, where the sea view premium will be significant, buyers paying $150K-$200K extra for a high-floor sea-facing stack should understand that the resale market may not value that premium proportionally.
Reasons Why Vela Bay Might Not Be for You
No development is perfect for every buyer. These are the honest considerations.
If you need two car park lots. The 50% car park provision is the elephant in the showflat. For dual-car families — common in the East Coast — this is not a trivial constraint. Confirm the exact allocation and second-lot options at the preview before committing.
If you are stretching to $2.2M for a 3-bedroom. The compact 3BR (883 sqft) confirmed starting price is $2.21M at $2,500 psf. That is better than our earlier projection, but BSD, renovation, and furnishing still add $150K-$200K on top. Most 3BR stacks and higher floors will price above the starting tier. If $2.2M is already a stretch, you are buying with no financial cushion. Know your hard ceiling and walk in with discipline.
If freehold tenure matters to you. Amber Park offers a freehold 3BR at approximately the same total price. If you plan to hold for 20+ years and CPF flexibility matters, freehold at the same price deserves serious consideration. Vela Bay's 99-year lease starts fresh, so decay is not an issue for the first buyer — but it is a preference that shapes the decision.
If you cook daily and the 3BR compact is your target. The draft floor plans show enclosed kitchens only on the 3BR Premium (1,033 sqft) and above. The standard 3BR (883 sqft) does not appear to have an enclosed kitchen. Family buyers who cook daily and cannot stretch to the 3BR Premium should factor this in. The 3BR Premium starts at $2.58M — the extra $370K over the compact 3BR buys the enclosed kitchen, yard, and household shelter.
If you want immediate occupancy. Vela Bay will not TOP for approximately 4-5 years. Seaside Residences is ready to move in today at a similar total price. If you need housing now, a resale makes more sense regardless of how good the Vela Bay product looks on paper.
Vela Bay Best Units by Buyer Profile
Confirmed starting prices from the PropNex matrix. Specific stack recommendations will follow once finalised plans are released at the preview.
Solo or couple, no kids should look at the 1BR+Study (484 sqft) from $1.21M, or the 2BR (592 sqft) from $1.48M. Direct Bayshore MRT access and East Coast lifestyle at a price that undercuts Seaside Residences resale for both formats. The 1BR+Study at $1.21M is the yield play — smallest total commitment, strongest rental demand from CBD commuters, and estimated 3.9-4.3% gross yield.
Couple planning ahead could consider the 2BR (592 sqft) from $1.48M or the 2BR Premium (678-689 sqft) from $1.70M. The 2BR Premium adds a second bathroom — useful when two people are getting ready for work. Both still sit below Seaside Residences 2BR resale.
Young family with one kid should target the 3BR compact (883 sqft) from $2.21M or the 3BR Premium (1,033 sqft) from $2.58M. The draft plans confirm 9 sqm common rooms across both — the third bedroom converts from study to kid's room without compromise. The 3BR Premium is the stronger pick for families: enclosed kitchen, yard, and household shelter. At $2.58M it is $370K above the compact 3BR, but buys a genuinely family-ready configuration.
Established family (2-3 kids) should look at the 4BR (1,173 sqft) from $3.11M. The draft plans confirm household shelter and yard. At or below the starting price of a Costa Del Sol 4BR resale next door, you get a brand new unit with direct MRT access. For families who want more spec, the 4BR Private Lift (1,378 sqft) at $3.65M adds wet+dry kitchen, wine chiller, and dishwasher — a different tier of product.
Multi-gen or large family should consider the 5BR Private Lift (1,582 sqft) from $4.51M. The draft plans show a junior master bedroom, four bathrooms, wet+dry kitchen, wine chiller, and dishwasher. This is a genuine multi-generational configuration — parents and grandparents each get their own master suite. At this price, the competition includes RCR and some CCR options. The Vela Bay proposition is lifestyle: East Coast Park frontage, sea views from upper floors, resort facilities, and a private lift lobby.
Investors looking at yield should target the 1BR+Study (484 sqft) from $1.21M or the 2BR (592 sqft) from $1.48M. Estimated gross yield of 3.2-4.3% depending on unit type and rental achieved — materially stronger than our earlier projections because the starting matrix prices came in below expectations. Bayshore MRT access is the yield driver — tenants commuting to the CBD via TEL will pay a premium for the convenience.
Not the strongest pick for: buyers whose maximum budget is $2.2M for a 3-bedroom with no room to absorb BSD, stamp duty, and renovation. The compact 3BR starts at $2.21M but most stacks and higher floors will price above that. If you need budget flexibility, consider resale options in the area where the total outlay is lower and the unit is ready to move into.
Vela Bay Assessment: Price Matrix Confirms The Value Case
Downside risk: Low — confirmed starting prices sit below GLS projection, direct MRT access, thin competing supply at exit.
The confirmed price matrix has answered the biggest outstanding question from our original analysis — and the answer is in the buyer's favour. Starting PSF at $2,500 for 1BR through 3BR Premium is roughly 10% below the $2,850-$3,000 psf projected from the $1,388 psf ppr land cost. That is not a small gap. On a $2.2M 3BR compact, it is the difference between a comfortable stretch and a hard "no."
The draft floor plans already told the quality story: 9 sqm common rooms across all unit types, enclosed kitchens with yard and household shelter on the 3BR Premium and above, conservative balcony proportions, premium spec (wet+dry kitchen, wine chiller, dishwasher) on the 4BR and 5BR Private Lift. Combined with the confirmed matrix, the product now reads as SingHaiyi prioritising sell-through velocity over maximising unit-level margin — aggressive pricing on a site they paid record money for.
The headline numbers matter for different buyers in different ways:
- The 2BR at $1.48M undercuts Seaside Residences resale ($1.85M-$2.00M) by $370K-$520K for brand new, MRT-adjacent product.
- The 3BR compact at $2.21M fills a gap no Bayshore competitor offers, at a price reachable by HDB upgraders.
- The 4BR at $3.11M sits at or below Costa Del Sol's 23-year-old 4BR resale next door.
- The 1BR+Study at $1.21M delivers a 3.9-4.3% gross yield case that few new launches in the East Coast match.
Two things still matter before this moves from "strong candidate" to "buy" for any individual unit:
-
Which stacks actually start at $2,500 psf. The matrix shows starting tiers — most stacks and floors will price above that. Sea-facing high floors likely sit closer to the $3,000-$3,300 psf end. Understand which stacks you are being offered at the preview and whether the sea view premium compresses at resale.
-
Finalised floor plans. The draft layouts are strong, but SingHaiyi has reserved the right to make adjustments. Verify that 9 sqm common rooms, enclosed kitchens on 3BR Premium and above, and household shelters all make it through to the final product.
11 April 2026 checklist — what to confirm at the preview:
- Stack-by-stack pricing — confirm which stacks sit at the $2,500 psf entry tier vs the $3,000+ psf tier
- Common room sizes: confirmed 9 sqm in draft — verify in finalised plans
- Kitchen type for 3BR compact: appears open in draft — confirm at showflat
- Enclosed kitchen on 3BR Premium: confirmed in draft — verify at showflat
- Exact car park provision and second-lot policy
- Stack plan — which stacks face the sea, which face inland, which face other towers
- Finalised floor plans — draft sizes are subject to change
Is the Vela Bay condo worth the buy-in? On location, the case was always strong — direct Bayshore MRT, East Coast Park frontage, first private GLS launch in Bayshore in 22 years. On design quality, the renders and draft floor plans deliver. On total price, the confirmed matrix now makes the case harder to argue against. For the unit types where the starting price holds, this Vela Bay review places it as the value new launch of the East Coast so far this year.
For the full land tender breakdown, read our Vela Bay GLS analysis.
Data sources: URA REALIS, EdgeProp, SingHaiyi Group (endorsed perspectives), LTA
Published by MJ Review Homes (reviewhomes.sg) | PropNex Realty Pte Ltd | Shaik Amar R058640H | Myra Jalil R058979B | +65 9690 5440 | +65 9738 3705
All information provided is for general reference only and is based on current planning assumptions. Details are subject to change without notice and may vary depending on final design development, regulatory requirements, and operational considerations. No representation or warranty is made as to the accuracy or completeness of the information provided.
Vela Bay — Frequently Asked Questions
Should I buy Vela Bay?
The confirmed price matrix is out and the starting prices are meaningfully below the $2,850-$3,000 psf projected from the GLS land cost. Combined with draft floor plans that confirm 9 sqm common rooms, enclosed kitchens on 3BR Premium and above, and conservative balconies, Vela Bay is now a strong entry-price play in Bayshore. The 2BR at $1.48M undercuts Seaside Residences resale. The 3BR compact at $2.21M fills a gap no competitor in the area offers.
What is the price of Vela Bay?
The PropNex price matrix confirms the 1BR+Study (484 sqft) starts from $1.21M, 2BR (592 sqft) from $1.48M, 2BR Premium (678-689 sqft) from $1.70M, 3BR (883 sqft) from $2.21M, 3BR (893 sqft) from $2.23M, 3BR Premium (1,033 sqft) from $2.58M, 4BR (1,173 sqft) from $3.11M, 4BR Private Lift (1,378 sqft) from $3.65M, and 5BR Private Lift (1,582 sqft) from $4.51M. Starting PSF is $2,500 for 1BR-3BR Premium, $2,650 for 4BR, and $2,850 for 5BR Private Lift.
When is the Vela Bay preview?
Vela Bay's preview is scheduled for 11 April 2026. Endorsed perspectives, draft floor plans, and the confirmed price matrix are all now available. Final floor plans are expected at the preview.
Is Vela Bay near an MRT?
Yes. Vela Bay is directly adjacent to Bayshore MRT station (TE29) on the Thomson-East Coast Line, which opened in June 2024. The TEL runs direct to Orchard, Marina Bay, and the CBD without transfers.
Who is the developer of Vela Bay?
Vela Bay is developed by SingHaiyi-Garnet Pte. Ltd., a joint venture between SingHaiyi Group and Haiyi Holdings. Their portfolio includes Grand Dunman (1,008 units), Parc Clematis (1,468 units, fully sold), and CityLife @ Tampines.
How does Vela Bay compare to Seaside Residences?
Seaside Residences (TOP 2021, 843 units) at Siglap MRT resale averages $2,376 psf. Vela Bay starting PSF is $2,500 for the 1BR-3BR Premium range — a 5% premium over Seaside resale PSF for brand new product directly adjacent to Bayshore MRT. The 2BR at $1.48M actually sits below Seaside's $1.85M-$2.00M resale range. Draft floor plans show Vela Bay's units are more compact (e.g. 3BR at 883 sqft vs Seaside's larger formats).
Is Vela Bay a good investment?
The location fundamentals are strong — direct MRT, East Coast Park frontage, first private GLS launch in Bayshore in 22 years. Draft floor plans confirm solid layouts with 9 sqm common rooms and conservative balconies. Confirmed starting pricing at $2,500 psf makes the yield case stronger: a 2BR (592 sqft) at $1.48M with estimated rent of $4,000-$4,500/month gets to 3.2-3.6% gross yield. The 1BR+Study at $1.21M could reach 3.9-4.3% if rent lands at $4,000-$4,300/month.
What does Vela Bay look like?
The endorsed perspectives show two 31-storey towers in dark bronze-and-grey cladding with horizontal fin detailing. Facilities include a resort-style pool deck, glass-fronted clubhouse pavilion, and a grand porte-cochere arrival court. Upper floors have unobstructed views over East Coast Park to the sea. Draft floor plans show units ranging from 484 sqft (1BR+Study) to 1,765 sqft (Penthouse), with 4BR Private Lift and 5BR Private Lift units featuring wet+dry kitchens.
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