Vela Bay has launched.
Here's everything the brochure actually tells you.

The Bayshore precinct’s first private launch in 26 years opened for preview yesterday. For months, the question was price. Now that pricing is in the market — S$2,148–S$3,003 psf based on early listings, broadly in line with the analyst range of S$2,600–S$2,800 psf for mid-range units — buyers face the real decision: which unit, which stack, and whether the quantum makes sense for their profile.

We were at the showflat. This guide breaks down everything the official brochure reveals — and layers in the context that should actually drive your decision.

Vela Bay’s 515 units are spread across Block 1 (1 Bayshore Walk, S469861) and Block 3 (3 Bayshore Walk, S469876). Here is the complete unit mix from the official brochure:

The dominant product is 2BR and 3BR — together over 70% of the development. That reflects SingHaiyi’s read of the buyer pool: HDB upgraders, expat couples, and downsizers who want sea proximity and MRT access in a manageable quantum.

The acoustic blind disclosure is the most important line in the site plan. If your target stack is 03–09, the blinds are a mitigation — not a solution. Confirm the glazing specification on top of the blinds.

Two interior palettes run through the development. Portofino (1BR+Study, 2BR, 3BR, 4BR) draws on ochre and terracotta Mediterranean tones. Monaco (4BR Private Lift, 5BR Private Lift, Penthouses) pivots to misty greys, ocean blues, and soft stone — the polished Riviera aesthetic. Monaco Master Bedrooms use Textured Glass with Melamine; Portofino units share the Melamine in Leather finish with Metal Frame for common bedrooms.

Standard provisions: porcelain tiles in living and common areas, vinyl flooring in bedrooms, sintered stone countertops and wall finishes in bathrooms, quartz vanity countertops with laminate or melamine cabinetry.

The official developer price list was released at the preview. Early listing data confirms psf ranging from S$2,148 to S$3,003, with 3BR units at 883 sqft appearing at indicative prices around S$2,386,000 (approximately S$2,702 psf).

The master plan map in the brochure is the single most important page for long-term investors. It confirms the following planned developments in the immediate vicinity of Vela Bay:

• Bayshore Palms — 710 units, 7–21 storey HDB BTOs, immediately northeast
• Bayshore Vista — 734 units, 7–21 storey HDB BTOs, further northeast
• ~1,280 residential + 22,500 sqm commercial — future integrated development on GLS Parcel 2, to the east
• Future Bedok South MRT — one stop east, DTL interchange opening 2H 2026
• Future Health and Medical Care — planned precinct health facility to the southeast
• Future Long Island — land reclamation off the east coast, potentially extending sea view horizons for south-facing stacks over the long term

ABSD — Additional Buyer’s Stamp Duty

Singaporean + SPR spouse buying second property together — dispose first property within 6 months of TOP or CSC for ABSD remission. Foreigners from USA, Iceland, Norway, Liechtenstein and Switzerland are exempt on first purchase under FTA arrangements.

Loan LTV Limits

TDSR threshold: 55% (Fixed Income 100% / Variable Income 70%). Medium-term rate for loan eligibility: 4.0% for residential. Corporate entities: 15% LTV on all housing loans.

Vela Bay is priced at a meaningful premium to existing Bayshore resale condos — a 3BR at S$2.4M sits roughly 30–40% above equivalent resale pricing at Costa Del Sol and The Bayshore. That premium buys a fresh 99-year lease, MRT adjacency, Miele kitchen appliances, BCA Green Mark Platinum SLE certification, and first-mover positioning in a government-backed precinct master plan.

For investors targeting a 3–5 year horizon, the maths is harder — you’re paying at or above breakeven psf, and early capital gains require the precinct to outperform market expectations. For buyers on a 10–15 year own-stay or investment horizon, the precinct story is more compelling: 10,000 new homes, a completed MRT, Long Island to the south, and a government-designated waterfront precinct are the structural tailwinds that have historically driven appreciation in Singapore.

The 1BR+Study is the most interesting speculative buy if you can secure one. The 3BR Premium on a high-floor non-ECP stack is the most defensible own-stay purchase. The lower-floor ECP-facing units — with acoustic blinds — require honest modelling of the liveability cost against the price saving.