Investing · District 16 Data
Bayshore price trends:
What the data actually shows.
URA transaction records across three condos, a decade of appreciation, and what the OCR land-price record signals for Vela Bay and the precinct’s price floor.
Bayshore is one of Singapore’s most data-rich property stories of the past decade. Three large-scale resale condos on the same road provide an unusually clean comparison — similar location, same OCR designation, but different lease vintages and price trajectories. Layered on top: a Bayshore MRT that opened in June 2024 and a GLS tender that broke the OCR land-price record in March 2025. Together, these create a narrative that property data rarely produces so clearly.
This guide draws on URA transaction data as of early 2026. All psf figures are median or average transacted prices unless otherwise stated.
Costa Del Sol
906 units · Completed 2004 · ~72 years remaining
The youngest of the three resale condos and the precinct’s price leader by a meaningful margin. The trajectory since 2022 — the period when Bayshore MRT construction became visible — is the defining data story: average psf moved from approximately S$1,500 to a March 2026 peak of S$2,170, a 45% move in four years. The post-MRT-opening period continued driving prices rather than producing a correction, suggesting genuine end-user absorption.
Costa Del Sol’s all-time transacted high of S$2,170 psf was recorded in March 2026 — the same month this guide was written. The precinct is not a past-performance story; it is still actively re-rating.
Key Milestones
URA data
2018–19: ~S$1,350 psf · 2020: ~S$1,372 psf · 2022: ~S$1,508 psf · 2023: ~S$1,689 psf · 2024: S$1,668–1,884 psf · 2025–26 peak: S$2,170 psf
Yield & Lease
Most active transaction volume in the precinct
Gross rental yield approximately 2.8% — the tightest in the precinct reflecting the highest entry price. Commands the highest absolute rents: 2BR at S$4,200–4,800/month, 3BR at S$5,500–6,500/month. With ~72 years remaining, full CPF usage and standard 75% LTV apply.
The Bayshore
1,038 units · Completed 1996 · ~70 years remaining
Trades at a meaningful discount to Costa Del Sol reflecting its older vintage, but its trajectory since the MRT opening has been notably firm. The lowest recorded transaction was S$357 psf in 2006. The current average of S$1,384 psf represents close to a fourfold increase over twenty years. The all-time high of S$1,537 psf arrived within weeks of the Bayshore MRT opening — consistent with a market that had been pricing in the catalyst and saw confirmation buying at opening.
The lease discount is real. Buyers with a 30-year horizon should note that bank financing and CPF rules tighten as the remaining lease approaches 60 years — which will happen for The Bayshore around 2053. Not an immediate constraint, but worth planning around.
Key Milestones
URA data
Pre-2020: ~S$850–950 psf · 2021–22: ~S$1,000–1,100 psf · 2023: ~S$1,200 psf · Jul 2024 peak: S$1,537 psf · 12-month avg: S$1,384 psf
Yield & Lease
Accessible quantum · Lease awareness required
Gross rental yield approximately 3.0% — marginally better than Costa Del Sol due to the lower entry price. Entry from approximately S$1.25M. Lease of ~70 years suits most buyers in their 30s and 40s without CPF or financing constraints for now.
Bayshore Park
1,083 units · Completed 1986 · ~55 years remaining
The oldest and most affordable entry point in the precinct. The lease position is its primary risk factor, but the data shows it has not prevented meaningful appreciation — an October 2025 peak of S$1,517 psf is close to Costa Del Sol’s 2022 levels. For investors prioritising yield over capital appreciation, it remains the most income-efficient asset in the precinct, though the shortening lease progressively limits CPF deployment and exit audience.
At current average psf (~S$1,309), buyers are paying more than four times the 2004 price for a lease now under 60 years. Lease decay historically accelerates in the final 40 years. CPF eligibility should be verified before selecting this property.
Key Milestones
URA data
2004: ~S$263 psf · 2015–18: ~S$700–850 psf · 2021–22: ~S$900–1,000 psf · 2023–24: ~S$1,100–1,200 psf · Oct 2025 peak: S$1,517 psf · 12-month avg: S$1,309 psf
Yield & Lease
Highest yield · Shortest lease
Gross rental yield approximately 3.5% — the highest in the precinct due to the lower entry price. Entry from approximately S$728K (smaller units). Buyers using CPF should request a Lease Eligibility check from their bank before proceeding, as the lease may not cover the youngest buyer to age 95.
S$1,388 psf ppr — the OCR land price record that resets the precinct’s floor.
A land price that exceeds 2024 RCR and CCR plot rates, from 8 competitive bidders. The developer economics make a Vela Bay launch below S$2,500 psf commercially unviable — and most analysts expect S$2,700–2,800+ psf on average.
S$1,388 psf ppr by SingHaiyi Group in March 2025 — highest ever for an OCR residential site in Singapore.
S$658.9 million for the Bayshore Road site. Eight bidders participated — the highest number for any land tender since January 2022.
S$1,250 psf ppr (Clementi, 2023). The Bayshore site surpassed this by 11% — reflecting specific conviction in the precinct’s coastal and masterplan premium.
This OCR land price exceeded 2024 RCR tenders in Zion Road (S$1,202–1,304 psf ppr) and a CCR site in Holland Drive (S$1,285 psf ppr) — erasing the traditional OCR discount.
S$2,500–S$2,800+ psf based on developer economics. The land cost, construction costs, and required margin make sub-S$2,500 pricing commercially unworkable.
Bayshore’s premium over comparable OCR condos isn’t organic — it’s structural. Five factors combine in a way that’s difficult to replicate elsewhere in Singapore.
Bayshore Road is one of a handful of addresses in Singapore with genuine beachfront proximity for private condos. East Coast Park access cannot be replicated inland. No amount of masterplanning elsewhere creates this.
No significant private condo launch in the precinct between Costa Del Sol (completed 2004) and Vela Bay — over 20 years during which demand accumulated against a fixed supply base. Vela Bay is the first and, for now, only release valve.
Bayshore MRT (TEL) opened June 2024 — triggering a measurable price response across all three resale condos. Bedok South MRT (DTL interchange) arrives in 2H 2026, adding a second catalyst before the market has fully digested the first.
The URA Bayshore Masterplan designates 60 hectares for approximately 10,000 new homes — explicit government-backed transformation of an underbuilt precinct. Buyers are buying into a planned precinct uplift, not speculating on organic growth.
Fast access to Changi Airport and Changi Business Park creates a captive tenant and buyer pool of aviation, logistics, and tech workers — particularly relevant for Costa Del Sol and The Bayshore, which are the closest private condos to these employment nodes.
The easy money has been made
Costa Del Sol avg ~S$1,884 psf · The Bayshore ~S$1,384 psf
All three condos have appreciated meaningfully from their 2019–2020 bases. Costa Del Sol now reflects significant institutional awareness of the precinct’s transformation. The investment case for resale rests on the Bedok South MRT catalyst (2H 2026), continued precinct development, and longer-horizon Long Island studies — rather than a near-term psf re-rating.
The GLS floor is your reference point
Estimated launch S$2,500–2,800+ psf · Preview 11 April 2026
The question is not whether Vela Bay will launch above the resale market — it will, materially. The question is whether the premium is justified by new-build quality, remaining lease length, and MRT-integrated positioning. A fresh 99-year lease starting 2025 carries tangible financing, CPF, and exit-value advantages over the 55–70 years remaining on resale condos.
Bayshore Park requires explicit attention
~55 years remaining · CPF eligibility may be limited
At ~S$1,309 avg psf, buyers are paying more than four times the 2004 price for a lease now meaningfully shorter. Lease decay historically accelerates in the final 40 years. Buyers using CPF should verify eligibility carefully; resale exit assumptions should account for a shrinking buyer pool as the lease continues to shorten.
Data sources: URA data. Transaction figures represent specific recorded transactions or published averages and may not represent current market value of any specific unit. Past price performance is not indicative of future results. This guide is for informational purposes only and does not constitute investment advice.
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