The Bayshore precinct in Singapore is eagerly anticipating the Bayshore condo launch in 2026, embodying a master-planned fusion of tranquil East Coast living and vibrant urban life. Known for its “garden-to-gate” philosophy, it offers a lush, car-lite landscape with easy access to East Coast Park, featuring scenic cycling paths and walking trails. The architecture enhances views of the Singapore Strait, complemented by greenery that blends with the tropical surroundings.
The area is well-connected to the Central Business District via the Thomson-East Coast Line, creating a serene yet accessible environment. A hub for outdoor enthusiasts, it boasts miles of coastal paths and sandy beaches, along with a rich culinary scene from local hawker stalls to trendy cafes.
As the precinct transforms into a waterfront estate with 10,000 new homes, including an upcoming condominium development right beside Bayshore MRT, it maintains its charm while enhancing pedestrian connectivity. With amenities promoting cycling and walking, Bayshore exemplifies ideal coastal living, balancing urban convenience and natural beauty amidst a relaxed atmosphere.
Seaside Residences
There is one other large-scale condominium development that was launched in the past in the Bayshore and East Coast area, and that is the current Seaside residences, which is west of the Bayshore condominium.
That piece of land was sold by the government in January 2016 and won by a consortium comprising Frasers Property and Sekisui House.
The winning bid for the Seaside Residences is S$624,180,000 or S$858 psf per plot ratio.
In comparison, the Bayshore land plot was sold to SingHaiyi for S$658,888,998 or S$1,388 psf per plot ratio, or 62% higher than the Seaside Residences plot based on the pricing psf per plot ratio.
The upcoming Bayshore condominium is likely to have the same vibe as Seaside Residences, given its location right beside the East Coast Park, and along the East Coast area.
Latest pricing of Seaside residences, based on transactions in the last 2 years, is between S$1,938 psf to S$2,638 psf, with absolute quantums between S$950k to S$4.4m.
In terms of rents, Seaside Residences is commanding between S$2,900 to S$12,500 per month.
All resale transactions of Seaside Residences have been profitable, with profits ranging from S$8k (0.2% annualized) to S$1.29m (5.5% annualized).
The profitability of Seaside Residences suggests that the Bayshore condominium project should perform well too. This, however, depends on the launch price by the developer, which we will update once figures are released.
Immediate nearby developments – Costa Del Sol, The Bayshore and Bayshore Park
Apart from Seaside Residences, which is slightly further West from the upcoming Bayshore condominium, there are three nearer comparable developments, namely Costa Del Sol, The Bayshore, and Bayshore Park. These projects are all to the west of the subject project and separated from the actual train station by just the small side Bayshore Road.
All three developments are 99-year leasehold projects and are fairly old. hence the Bayshore condominium is likely to be well-received for its newness. The remaining years of lease range from 60 (Bayshore Park) to 78 years (Costa Del Sol).
There is a healthy transaction volume of an average of 70 units in each project over the last 2 years, or an average of about 35 annually.
This indicates that the market in the area is liquid, and sellers who hope to sell in the future are unlikely to find it difficult to find potential buyers.
A benefit of a large scale development is that the bid-ask spread will be smaller. In a small or boutique scale development, the number of transactions will generally be fewer, and this typically leads to a wide bid-ask spread or a gap between what buyers and sellers ask for. This typically results in weak pricing performance.
Over the last 2 years, the pricing range for the 3 surrounding projects has been from S$1,057 psf to S$2,102 psf.
In terms of absolute pricing, the range is from S$808k to S$3.41m.
There are no unprofitable transactions across all three surrounding projects. This speaks to the nature and livability of the bayshore location, which is highly attractive to investors and owners.
Key details of each project are as follows
Costa Del Sol
- Completed / age: 2004, 78 years remaining
- Tenure: 99 years
- Number of transactions over last 2 years: 74
- Psf pricing range over last 2 years: S$1,421 (2 May 2024 – 4 bedroom) to S$2,102 (20 Jan 2025 – 4 bedroom)
- Absolute pricing range over last 2 years: S$1.58m to S$3.41m
- Profit: no unprofitable transactions. Highest profit of S$1.9m was for a unit held for 18 years with an annualized gain of 6.1%. Lowest profit of S$412k for unit held for close to 11 years with an annualized gain of 1.6%.
The Bayshore
- Completed / age: 1999 / 73 years remaining
- Tenure: 99 years
- Number of transactions over last 2 years: 73
- Psf pricing range over last 2 years: S$1,207 (4 Jul 2024 – 3 bedroom) to S$1,537 (8 Jul 2024 – 4 bedroom)
- Absolute pricing range over last 2 years: S$1.13m to S$2.2m
- Profit: no unprofitable transactions. Highest profit of S$1.1m was for unit a held for 19 years with an annualized gain of 6.7%. Lowest profit of S$210k for unit held for close to 11 years with an annualized gain of 1.7%.
- Comments: The Bayshore generally has lower profit than Costa Del Sol or Bayshore Park because of the unfavourable layout of units. Most of them have irregular and triangular-shaped rooms, which does not make for ideal space planning or livability.
Bayshore Park
- Completed / age: 1986 / 60 years remaining
- Tenure: 99 years
- Number of transactions over last 2 years: 62
- Psf pricing range over last 2 years: S$1,057 (8 Oct 2024 – a large unit, so the psf price is potentially low) to S$1,517 (7 Oct 2025 – 3 bedroom)
- Absolute pricing range over last 2 years: S$808k to S$2.75m
- Profit: no unprofitable transactions. Highest profit of S$1.9m for unit held for 20 years with an annualized gain of 6.6%. Lowest profit of S$128k for unit held for 5 years with an annualized gain of 3.4%.
Rents
There are likely to be multiple pools of renters for the Bayshore condominium given its proximity to the airport, Changi Business Park, Paya Lebar commercial district, and the highway, which leads quickly to the CBD for those who drive.
Specifically, rental demand will come from
- Air crew: This group will favour the close proximity to Changi Airport, since the Bedok South, Sungei Bedok, and Xilin train stations are expected to be completed by 2H 2026.
- Office workers in the Paya Lebar commercial district and CBD: The brown Thomson East Coast line can bring workers directly from Bayshore to Marina Bay station, which is a key commercial node with office buildings such as Marina Bay Financial Centre, Marina One, and Asia Square
Rents of the three surrounding projects range from a low of S$1,850 per month for 1-bedroom units to a high of S$11,700 per month for 4 or more bedroom units, averaging at around S$5,000 per month.
Specifically, the rents at Costa Del Sol range from S$3,6000 to S$6,300 per month, rents at The Bayshore range from S$2,900 to S$11,700 per month, and rents at Bayshore Park range from S$1,850 to S$10,250 per month,
Expected pricing of Bayshore Condominium
Given the land price of S$1,388 psf per plot ratio paid by SingHaiyi, the average selling price of the Bayshore condominium could range from about S$2,800 to S$3,200 psf.
Based on average unit sizes and an average per sq ft pricing of S$3,000, the absolute prices could be as follows (but this is still to be confirmed)
- 1 bedroom: 450 sqft for S$1.35m
- 2 bedroom: 600 sqft for S$1.8m
- 3 bedroom: 900 sqft for S$2.7m
- 4 bedroom: 1,200 sqft for S$3.6m
If you’re interested, here is a list of other Government Land Sales and their winning prices.
Investment exit potential
The exit potential for an investment in this project is likely to be fairly healthy.
Firstly, the location by the sea is attractive not just to those living in the area but also farther inland, such as the Bedok, Tanah Merah, and Kembangan areas.
In fact, residents from even further inland could be attracted to the location as it is deemed to be an ‘upgrade’ in lifestyle to move closer to the water’s edge.
Hence, the potential buyer pool is expected to be fairly large.
Secondly, there is just one other government land plot available for sale so this opportunity to stay near East Coast Park is quite rare.
The other land plot is to the East of the Bayshore development and hence further from the city.
This land plot is targeted for sale in Mar 2026 and is meant for commercial and residential use.
An estimated 1,280 housing units can be built in this development, more than double the 500+ units planned for the Bayshore development.
This means that the Bayshore development is likely to be more exclusive with the condominium amenities shared by fewer residents.
Nearby Schools
Within 1 km of the Bayshore condominium is Temasek Primary, and within 2km are Bedok Green Primary, Fengshan Primary, and Opera Estate Primary, based on OneMap.
Amenities
The East Coast area in Singapore is a vibrant blend of leisure, culture, and culinary delights. Famous for the sprawling East Coast Park, residents and visitors can enjoy cycling along scenic paths, jogging on picturesque trails, or simply relaxing on sandy beaches.
The park is a hub for outdoor enthusiasts, with water sports like kayaking and stand-up paddleboarding readily available.
Culinary delights abound at the nearby hawker centres, offering a taste of local specialties from satay to laksa, alongside trendy cafes and beach bars perfect for unwinding.
For families, attractions like the East Coast Lagoon Food Village provide a lively atmosphere, while various parks and playgrounds cater to children.
Cultural spots like the Joo Chiat precinct reveal a rich blend of heritage and modernity, filled with charming shophouses, boutique stores, and art galleries.
Overall, East Coast embodies a unique coastal living experience, balancing urban convenience with nature’s tranquility.
Some pictures of the nearby amenities include the following.
Siglap centre
Bedok 85 hawker centre
Bedok Food centre
East Coast food village
Wake board park
Bedok Mall
Changi Business Park
In the future, when the Bayshore area is built up, it will be a vibrant area with many amenities and facilities for residents.
The 60-ha precinct at completion will have a total of about 12,5000 dwelling units of public and private housing.
There will be a 1 km-long main street with wide pavements for a pleasant walking and cycling experience.
Showflat location
This is to be confirmed but please get in touch with us to stay updated if you would like to find out more about the project.
Launch date
The launch date is likely to be early to mid-2026, but it is yet to be confirmed. Please get in touch with us to stay updated.
Contact us
Drop us a line to find out more about the upcoming Bayshore private condominium development or if you have any other real estate related query.
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