Vela Bay Condo Price
Developer Price List, Unit Types and Unit Sizes for Vela Bay Condo.
Prices quoted are nett pricing after developer discounts. Vela Bay is developed by Bayshore Walk Pte. Ltd., a joint venture led by SingHaiyi Group, and our sales representatives are remunerated by the developer, so no buyer’s commission is payable at any point.
Last Updated: 6th October 2026
| Type | Area Size (From) | Area Size (To) | Price (From) | Price (To) | Available Units | Total Units |
|---|---|---|---|---|---|---|
| 1 Bedroom + Study | 484 sqft | 484 sqft | $1,466,000 | $1,553,000 | 6 | 27 |
| 2 Bedroom | 592 sqft | 592 sqft | $1,695,000 | $1,710,000 | 4 | 84 |
| 2 Bedroom Premium | 678 sqft | 689 sqft | $1,890,000 | $2,087,000 | 7 | 113 |
| 3 Bedroom | 883 sqft | 893 sqft | $2,314,000 | $2,676,000 | 8 | 87 |
| 3 Bedroom Premium | 1033 sqft | 1033 sqft | $2,832,000 | $3,093,000 | 34 | 88 |
| 4 Bedroom | 1173 sqft | 1173 sqft | $3,192,000 | $3,618,000 | 34 | 62 |
| 4 Bedroom (Private Lift) | 1378 sqft | 1378 sqft | $3,839,000 | $4,362,000 | 16 | 26 |
| 5 Bedroom (Private Lift) | 1582 sqft | 1582 sqft | $4,543,000 | $5,136,000 | 19 | 26 |
| Penthouse 1 | 1765 sqft | 1765 sqft | Fully Sold | Fully Sold | 0 | 1 |
| Penthouse 2 | 1765 sqft | 1765 sqft | $5,735,000 | $5,735,000 | 1 | 1 |
| Total | 129 | 515 |
Understanding Vela Bay Pricing
Unit Types, Sizes and How Stack Choice Affects Price
Vela Bay spans 20 unit types across nine bedroom configurations, from a 484 sqft 1 Bedroom + Study up to two 1,765 sqft penthouses on Level 31, with the 1,582 sqft 5 Bedroom with Private Lift the largest of the standard types. Between those extremes sit the 2 Bedroom at 592 sqft, the 2 Bedroom Premium at 678 and 689 sqft, the 3 Bedroom at 883 and 893 sqft, the 3 Bedroom Premium at 1,033 sqft, the 4 Bedroom at 1,173 sqft and the 4 Bedroom with Private Lift at 1,378 sqft.
Sixteen of the 18 stacks carry a single unit type from their lowest floor to their highest, so for most of the development the stack a buyer picks fixes the layout, the facing and the floor area in one decision. The two exceptions are stacks 05 and 10, which run the 5 Bedroom and 4 Bedroom Private Lift types up to Level 30 and then change to Penthouse 1 and Penthouse 2 at Level 31. That matters when reading the table above, because two units with the same bedroom count and a near-identical price can be materially different products. Thirteen of the 18 stacks are sea-facing, covering 373 of the 515 units, but the outlook only clears the surrounding low-rise buildings from Level 11 upward, which places 271 units in the sea-view band. The stack-by-stack facing table is in the Vela Bay Buyer’s Guide, and the layouts on the floor plan page.
One point on how these sizes should be read: every figure is a harmonised strata area, which excludes air-conditioner ledges, planter boxes and bay windows. Most of the nearby stock a buyer is likely to compare against was built before that definition applied, so a psf figure taken from an older neighbouring development is not a like-for-like comparison.
The Land Cost Behind the Price
The Bayshore Road parcel Vela Bay occupies was the first private housing Government Land Sales site released in the precinct. Its tender closed on 18 March 2025 and drew eight bids. The SingHaiyi-led joint venture won it with $658.89 million, or $1,388 per square foot per plot ratio. What matters more than the headline figure is how close the leading bids were. The second-highest, from Sing Holdings, came in at $653.53 million ($1,377 psf ppr), just 0.82% below the winner, and the third, from City Developments, at $620.8 million ($1,308 psf ppr), placing the top three within about 6% of each other. Land cost is the largest single input into a new launch price, and a tender decided by under 1% between the leading two means the figure reflects a shared view of what the site was worth rather than one developer’s optimism.
The market has since put a second price on the neighbourhood. On 15 July 2026 the tender closed for the precinct’s second parcel, the mixed-use Bayshore Drive site next to the future Bedok South MRT station, and the URA has awarded it to a consortium of Frasers Property, Frasers Centrepoint Trust, Sunway MCL, Sekisui House and Lum Chang. The winning bid was $2.128 billion, or $1,323 psf ppr, on a 57,460.6 sqm site with a maximum gross floor area of 149,398 sqm, and it came in 5.8% above the second-highest of the three bids received. It is the highest land rate recorded for a Government Land Sales site outside the Core Central Region. The parcel is planned for up to 1,280 private homes plus 22,500 sqm of commercial space including a retail mall, integrated directly with the station and a new bus interchange, and it is the only mixed-use site in the Bayshore precinct under the current URA Master Plan. The precinct’s shopping and transport hub is now a funded project with a named developer group behind it rather than a line on a masterplan, and Vela Bay is the first of the roughly 3,000 private homes planned across the 60-hectare precinct. What that means for the neighbourhood is set out on the Vela Bay location highlights page.
What the Price Includes
The appliance and fittings package is tiered by unit type rather than uniform across the development, and it steps up at three points. Every home is fitted with Miele cooking appliances and Smeg refrigeration and laundry, alongside Geberit sanitaryware, Newform tapware from Italy and Blanco kitchen sinks and mixers.
- Miele hob, hood and built-in oven: in all 20 unit types. The hob is induction in the 1 Bedroom + Study, all 2 Bedroom and 2 Bedroom Premium types and the standard 3 Bedroom types, switching to gas from 3 Bedroom Premium upward.
- Miele integrated dishwasher and under-counter wine chiller: 4 Bedroom Private Lift, 5 Bedroom Private Lift and both penthouses only, which is 54 of the 515 units.
- Smeg refrigeration and laundry: free-standing fridge freezer in the entry model up to 2 Bedroom Premium, mid model at standard 3 Bedroom and 3 Bedroom Premium, and largest model from 4 Bedroom upward. Laundry is a single combined washer-dryer up to and including the standard 3 Bedroom, and a separate washer and dryer from 3 Bedroom Premium upward.
- Geberit and Newform bathrooms: wall-hung WCs with concealed cisterns and pneumatic dual-flush buttons over under-counter basins, with Newform basin and shower mixers, an overhead shower at the master bath and a PVD finish on selected units.
- Blanco kitchen sink and mixer: under-counter throughout, with separate wet-kitchen and dry-kitchen sinks and mixers in the two private-lift types and both penthouses.
- Household Shelter, separate yard and second WC: 3 Bedroom Premium and above, which is 204 of the 515 units. The 1 Bedroom + Study, all 2 Bedroom, all 2 Bedroom Premium and all standard 3 Bedroom types have none of the three.
- Ceiling heights: 2.90m in living areas and bedrooms and 2.40m in dining areas, kitchens and bathrooms, reducing to 2.40m and 2.20m beneath bulkhead runs. The published schedule covers the fifth to the thirty-first storey.
- Green Mark Platinum Super Low Energy: with Whole Life Carbon and Maintainability badges, delivered through on-site solar offsetting at least 30% of common area energy consumption, 5-tick air conditioning, high-efficiency LED lighting and a 65% Advanced Precast Concrete System.
The practical consequence is that a gas hob, a separate dryer, a dishwasher, a wine chiller, a Household Shelter and a second WC are all functions of unit type rather than standard issue. If any of them matters to you, check which side of the 3 Bedroom Premium and private-lift thresholds your shortlisted type falls on before comparing psf.
Share Values and Monthly Maintenance
Each unit carries a share value setting its proportion of the monthly maintenance contribution and its voting weight at general meetings, and Vela Bay bands these unusually flatly through the middle of the range. Share value 5 covers the 27 units of 1 Bedroom + Study; share value 6 covers all 2 Bedroom, 2 Bedroom Premium, 3 Bedroom and 3 Bedroom Premium types, a total of 372 units; share value 7 covers the 4 Bedroom, 4 Bedroom Private Lift and 5 Bedroom Private Lift types, 114 units in all; and share value 8 applies to the two penthouses alone. A 1,033 sqft 3 Bedroom Premium therefore contributes the same as a 592 sqft 2 Bedroom despite the difference in floor area. The monthly maintenance rate attaching to each band has not been published, and is confirmed against the current price list at the point of booking.
Stamp Duty and Total Purchase Cost
Buyer’s Stamp Duty is payable on the purchase price or market value, whichever is higher, on a tiered scale that rises through successive price bands, so the effective rate on a larger unit is higher than on a smaller one. Additional Buyer’s Stamp Duty may apply on top, depending on residency status and the number of residential properties already held: a Singapore citizen buying a first residential property is not liable, while permanent residents, foreign buyers, entities and citizens buying a second or subsequent property are. Financing is separately constrained by the Total Debt Servicing Ratio framework, which caps total monthly debt obligations at 55% of gross monthly income. These rates and thresholds are set by government policy and revised from time to time, so the figures applying on your purchase date should be confirmed at booking.
Vela Bay is sold under the standard Progressive Payment Scheme, so the purchase price is not due in one sum. Payment is tied to construction milestones, beginning with 5% on the Option to Purchase and 15% on signing the Sale and Purchase Agreement within 8 weeks, and ending with 25% on issuance of the Temporary Occupation Permit and 15% on legal completion. There is no Deferred Payment Scheme here, as DPS is not currently available for private, non-EC residential launches in Singapore. The full milestone schedule, the loan-to-value limits and an indicative downpayment and monthly instalment are on the Vela Bay mortgage calculator page, and our team can work a figure for a specific stack and floor through the contact page.
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