Vela Bay Pricing: Full Price Matrix from $1.21M to $4.51M

Source: SingHaiyi Group (Artist's Impression)

Vela Bay Pricing Confirmed

SingHaiyi has released the Vela Bay price matrix through PropNex — and it landed softer than the GLS projection. Starting PSF: $2,500 for 1BR through 3BR Premium, $2,650 for 4BR, $2,850 for 5BR Private Lift. That is roughly 10% below the $2,850-$3,000 psf projected from the $1,388 psf ppr land cost.

In total prices: 1BR+Study (484 sqft) from $1.21M, 2BR (592 sqft) from $1.48M, compact 3BR (883 sqft) from $2.21M, 3BR Premium (1,033 sqft) from $2.58M, 4BR (1,173 sqft) from $3.11M, 5BR Private Lift (1,582 sqft) from $4.51M.

For the full floor plan walk-through, read the Vela Bay floor plans review. For the original land cost analysis, read the Vela Bay GLS analysis.

How We Review: The QPE Framework

Every review runs through our QPE framework — Quality, Price, Exit. This pricing review focuses on Price and Exit. Quality (developer, layouts, design) is covered in the floor plans review.

Vela Bay Price Matrix: What You Actually Pay

Source: PropNex / SingHaiyi Group (Vela Bay Price Matrix, 9 April 2026). Prices indicative, subject to change.

The matrix prices Vela Bay at $2,500-$3,300 psf across the development. Starting tier varies by unit type — smaller formats (1BR through 3BR Premium) at $2,500 psf, 4BR at $2,650, 5BR PL at $2,850.

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 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

Vela Bay confirmed starting prices from PropNex matrix. Seaside Residences and Costa Del Sol from URA REALIS resale transactions. New launch and resale are different products.

The 2BR at $1.48M is the headline. Brand-new, MRT-adjacent, $370K-$520K below 5-year-old Seaside resale and $220K below 23-year-old Costa Del Sol.

The 3BR compact at $2.21M fills a Bayshore-area gap. Neither Seaside nor Costa Del Sol offers an 883 sqft 3BR. Most accessible new launch 3-bedroom in the East Coast for HDB upgraders.

The 3BR Premium at $2.58M undercuts Seaside's 3BR resale range ($2.70M-$3.30M) for a larger, brand-new unit with enclosed kitchen, yard, household shelter.

The 4BR at $3.11M sits at or below Costa Del Sol's 23-year-old 4BR resale next door — for brand-new with direct MRT, enclosed kitchen, yard, shelter. The value unit of the launch if starting price holds for better stacks.

The 4BR Private Lift at $3.65M is a different tier — wet+dry kitchen, wine chiller, dishwasher, private lift lobby. Competes with Seaside's larger 4-bedrooms ($4.40M for 1,650 sqft) on spec rather than floor area.

The Freehold Cross-Shop

Vela Bay's compact 3BR starts below Amber Park's freehold resale entry. For buyers cross-shopping freehold at the same price, Vela Bay now has both brand-new product and direct MRT adjacency. Trade-off remains tenure — a 99-year lease starts fresh, but freehold matters if you plan to hold 20+ years or care about CPF flexibility.

Grand Dunman — same developer, same East Coast corridor — gives a preview of what SingHaiyi delivers. Its 3BR starts from $2.63M, ~$400K above Vela Bay's confirmed 3BR entry.

Vela Bay Best Units by Buyer Profile

Solo or couple, no kids: 1BR+Study (484 sqft) from $1.21M or 2BR (592 sqft) from $1.48M. Both undercut Seaside resale. 1BR+Study is the yield play — est. 3.9-4.3% gross.

Couple planning ahead: 2BR from $1.48M or 2BR Premium from $1.70M (adds second bathroom).

Young family with one kid: 3BR compact (883 sqft) from $2.21M or 3BR Premium (1,033 sqft) from $2.58M. Premium is the stronger family pick: enclosed kitchen, yard, household shelter.

Established family (2-3 kids): 4BR (1,173 sqft) from $3.11M. At or below Costa Del Sol 4BR resale next door. 4BR Private Lift at $3.65M adds wet+dry kitchen.

Multi-gen or large family: 5BR Private Lift (1,582 sqft) from $4.51M. Junior master, four baths — parents and grandparents each get their own master suite.

Investors: 1BR+Study at $1.21M or 2BR at $1.48M. Est. gross yield 3.2-4.3%. Bayshore MRT is the yield driver.

Not for: buyers with $2.2M ceiling for 3BR and no BSD/reno room. Compact 3BR starts $2.21M but most stacks/floors price above.

Vela Bay Exit Strategy: Who Buys From You?

The demand pool is structural. East Coast has never lacked buyer demand. Bayshore MRT adds a new dimension — first time this precinct has direct rapid transit. TEL connection to Marina Bay and Orchard means Vela Bay competes for tenant attention beyond the traditional East Coast demographic.

Competition at exit is thin. No other private GLS site in Bayshore. When Vela Bay hits resale in 4+ years (after SSD), competing supply is Costa Del Sol (23 years old by then), The Bayshore (34 years), Bayshore Park (39 years) — all aging product without MRT.

Estimated rental yield. 2BR at $1.48M with $4,000-$4,500/month rent = 3.2-3.6% gross. 1BR+Study at $1.21M could push 3.9-4.3% if rent lands $4,000-$4,300. For comparison, Seaside Residences 2BRs rent at $3,800-$4,200/month at $1.85M-$2.00M resale = 2.5-2.7% gross.

Floor premium at exit: developer floor premiums (typically $11K per floor) compress at resale. At Vela Bay, sea-view premiums will be significant — buyers paying $150K-$200K extra for high-floor sea-facing should understand the resale market may not value it proportionally.

Reasons Why Vela Bay Might Not Be for You

If you need two car park lots. 50% car park provision (Bayshore car-lite zone) — confirm exact allocation and second-lot options at preview.

If you are stretching to $2.2M for a 3-bedroom. Compact 3BR starts $2.21M but BSD, renovation, and furnishing add $150K-$200K. Most stacks and higher floors price above starting tier. Walk in with discipline.

If freehold tenure matters. Amber Park offers freehold 3BR at approximately the same price. For 20+ year holds with CPF flexibility, freehold deserves consideration.

If you cook daily and 3BR compact is your target. Standard 3BR (883 sqft) is open-concept kitchen. Enclosed kitchen only on 3BR Premium (1,033 sqft, $2.58M) and above.

If you want immediate occupancy. Vela Bay TOPs in 4-5 years. Seaside Residences is ready to move in today at similar total price.

Vela Bay Assessment: Price Matrix Confirms The Value Case

Downside risk: Low — confirmed prices below GLS projection, direct MRT, thin competing supply at exit.

The confirmed matrix has answered the biggest outstanding question — and the answer is in the buyer's favour. Starting PSF at $2,500 for 1BR-3BR Premium is roughly 10% below the $2,850-$3,000 projected. On a $2.2M 3BR, that is the difference between a comfortable stretch and a hard "no."

The headline numbers:

• 2BR at $1.48M undercuts Seaside Residences resale by $370K-$520K for brand-new MRT-adjacent product.
• 3BR compact at $2.21M fills a Bayshore gap reachable by HDB upgraders.
• 4BR at $3.11M sits at or below Costa Del Sol's 23-year-old 4BR resale next door.
• 1BR+Study at $1.21M delivers a 3.9-4.3% gross yield case few East Coast new launches match.

Two things still matter before this moves from "strong candidate" to "buy":

1. Which stacks actually start at $2,500 psf. The matrix shows starting tiers — most stacks and floors price above. Sea-facing high floors likely sit closer to $3,000-$3,300 psf.
2. Finalised floor plans. Draft layouts are strong. Verify 9 sqm common rooms, enclosed kitchens on 3BR Premium and above, household shelters all carry through.

11 April preview checklist:

• Stack-by-stack pricing — confirm $2,500 entry tier vs $3,000+ tier
• Common room sizes verified at 9 sqm
• Kitchen type for 3BR compact (open in draft)
• Exact car park provision and second-lot policy
• Stack plan — sea-facing vs inland vs other-tower
• Finalised floor plans (draft sizes subject to change)

For the unit types where the starting price holds, this Vela Bay pricing review places it as the value new launch of the East Coast so far this year.

For the floor plan walk-through, read the Vela Bay floor plans review. For the original land cost analysis, read the Vela Bay GLS analysis.

Data sources: PropNex (Vela Bay Price Matrix, 9 April 2026), URA REALIS (Seaside Residences, Costa Del Sol resale transactions), EdgeProp, SingHaiyi Group, LTA

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