Overview
Independent research · Updated 8 Jul 2026 · All estimates labelled as such
Bayshore Drive is the sole mixed-use plot released under URA's 1H 2026 Government Land Sales programme, and only the second private land parcel released in the new Bayshore precinct after Bayshore Road (now Vela Bay). At 5.74 hectares with a maximum gross floor area above 1.6 million sq ft, it is one of the largest single GLS sites tendered in Singapore in recent years — and the only Commercial & Residential zoned parcel in the entire 60-hectare Bayshore master plan.
The site's defining feature is integration: it is built directly above Bedok South MRT (TE30) on the Thomson-East Coast Line, incorporates a bus interchange into its podium, and carries roughly 22,500 sqm of mandated commercial space — comparable in scale to White Sands in Pasir Ris. In practice, this parcel is designed to be the town centre of a precinct planned for around 10,000 public and private homes.
Nothing about pricing is confirmed yet. The tender launched on 30 March 2026 and closes at noon on 15 July 2026; until URA announces the award, there is no developer, no confirmed land price and no confirmed unit count. Everything on this page that depends on those outcomes is labelled as an estimate.
Pricing: what the land cost already tells us
Because the tender has not been awarded, the most useful pricing work is comparative. Analyst commentary (Huttons Asia, PropNex, Mogul) places the likely winning bid around $1,150–$1,300 psf ppr, implying a total land price near $2 billion. The nearest and most instructive comparable is Vela Bay, the first Bayshore parcel: awarded in March 2025 at $1,388 psf ppr — the highest land rate ever recorded for an OCR GLS site — it launched on 25 April 2026 at an average of $2,886 psf and sold 72% of units on day one. That is a realised land-cost-to-launch-price multiple of roughly 2.08×.
| Site | Awarded | Land price | psf ppr | Units |
|---|---|---|---|---|
| Bayshore Drive (this site) | Tender closes 15 Jul 26 | ~$2.0B (est.) | $1,150–$1,300 (est.) | ~1,280 |
| Vela Bay (Bayshore Road) | Mar 2025 | $658.9M | $1,388 | 515 |
| Lentor Central | Mar 2026 | $657.1M | $1,278 | ~560 |
| Hougang Central | Jan 2026 | $1.50B | $1,179 | ~835 |
| Chencharu Close | Sep 2025 | $1.01B | $980 | ~875 |
| Tampines Ave 11 | Jul 2023 | $1.206B | $885 | 1,193 |
A useful floor reference: Costa Del Sol, the 906-unit leasehold condominium directly opposite the site, transacted between roughly $1,480 and $2,170 psf over the past 12 months, averaging around $1,880 psf. New-launch pricing in the precinct will sit well above that resale level, as Vela Bay's launch demonstrated.
Connectivity
The connectivity story is about two stations, not one. Bedok South MRT (TE30) is built directly into the site's podium and opens in 2H 2026 alongside Sungei Bedok (TE31), one stop away, which becomes a Downtown Line interchange (DT37). A second line within one stop meaningfully widens the commuter and tenant catchment — historically a stronger price driver than the first line into a precinct. By rail, Marina Bay is roughly 20–25 minutes direct on the TEL and Orchard about 30 minutes, with no transfer. By road, the site has direct ECP access to the CBD and Changi Airport, plus PIE and TPE connections.
Transformation catalysts
- Bayshore master plan (URA, since 2019). A car-lite, courtyard-and-tower waterfront precinct of ~10,000 homes beside East Coast Park, anchored by a 1km tree-lined community spine, a new school and cycling paths to the coast.
- TEL Stage 5 opening (2H 2026). Bedok South and Sungei Bedok open together, completing the eastern TEL stretch and adding the DTL interchange.
- Bayshore SAFRA clubhouse. Pool, futsal court, gym and multi-purpose hall connected to Bedok South MRT via the community loop.
- Long Island coastal protection study. URA's reclamation and flood-defence study off East Coast begins preparatory works end-2026 near Bedok Jetty. Still at feasibility stage with no confirmed timeline — long-range context, not a near-term catalyst.
Schools, amenities and daily life
Temasek Primary, Bedok Green Primary and Temasek Secondary all sit in the immediate Bedok South vicinity, though exact 1km/2km balloting distances should be verified against the final site boundary using MOE SchoolFinder. East Coast Park is directly across the precinct, and the site's own retail podium — once complete — addresses what research houses have flagged as the precinct's current amenity gap. Buyers should be clear-eyed that Bayshore is a precinct under construction: the full amenity layer will take years to mature, and the realistic window when schools, retail and transport all operate together is the late 2020s to early 2030s.
Who this launch tends to suit
Based on the site's characteristics, the profiles this launch most plausibly serves are long-horizon ones: HDB upgraders in Bedok and Tampines whose flats reach MOP between 2026 and 2028 and who want to stay in the East; East Coast right-sizers trading older stock (such as Costa Del Sol) for lift access, new facilities and a doorstep retail podium; and investors seeking exposure to a structurally supply-capped asset — this is the only mixed-use parcel in the entire precinct. It is a poor fit for buyers who need a confirmed price today or who are planning a fast two-to-three-year exit: the development timeline alone rules that out.
Risks and considerations
Every purchase carries trade-offs; here are the ones we would weigh for this site, with the context that softens or sharpens each.
- ModerateTender not yet awardedNo developer, land price or unit count is confirmed until URA announces the award after 15 July 2026. Every pricing figure on this page is an analyst or PropertyInsider estimate and should be re-checked once the award is public.
- ModerateHigh land cost pressureIf the top bid lands near $1,300 psf ppr, launch pricing could test OCR affordability. Context: Vela Bay absorbed 72% on day one from an even higher $1,388 psf ppr land cost.
- ModerateLong development timelineA site of this scale and mixed-use complexity takes longer to design and build than a pure residential plot. TOP is realistically early-to-mid 2030s — this is a long-cycle asset.
- LowCar-lite parking provisionBayshore's car-lite master plan typically means reduced carpark ratios versus older East Coast condos. The trade-off is the in-podium MRT station and bus interchange.
- LowPrecinct still maturingRetail, schools and community facilities across Bayshore will take years to reach maturity. Vela Bay's successful April 2026 launch suggests the precinct is progressing, not stalled.
- LowConcentrated bidder poolAnalysts expect roughly 2–6 bids, mostly consortiums, given the ~$2B quantum. A small pool is normal at this scale and does not by itself signal weak demand.
What to watch next
- 30 Mar 2026Tender launchedReleased on the 1H 2026 Confirmed List as the programme's sole mixed-use site.
- 15 Jul 2026Tender closes, 12 noonBids submitted; URA typically announces the award within weeks.
- Q3 2026 (est.)Award announcedDeveloper, confirmed land price and psf ppr become public — the point at which our estimate tightens.
- 2028 (est.)Preview and launchShow flat opens; first price list released.
- Early-to-mid 2030s (est.)Estimated TOPLarge mixed-use sites typically carry longer construction programmes.
Sources: URA GLS records and tender documents; analyst commentary from Huttons Asia, PropNex, Mogul, Newmark, Realion, EdgeProp and The Edge Singapore; URA caveat data for Vela Bay and Costa Del Sol. Figures marked (est.) are estimates. Past performance, including at Vela Bay and Costa Del Sol, is not indicative of future results. This page is research, not financial advice — verify all figures independently before any decision. PropertyInsider.sg is an independent research publication and does not market this project or take developer fees — see our editorial policy.