Bagnall Haus
7 units available
$2,428–$2,607 psf
94% sold
Gallery
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
Vela Bay is a 515-unit 99-year leasehold condominium in D16 (OCR, East region), developed by SingHaiyi Group, with TOP expected in 2031. The land was secured through a URA Government Land Sales tender in March 2025 at $1,388 psf ppr.
The site sits about 0.09 km in a straight line from Bayshore (TE29), roughly 1 minutes on foot. Matched developer-sale transactions put take-up at 74% — 382 of 515 units, at an average of $2,869 psf.
74% sold
382 of 515 units sold · 133 still available
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Vela Bay, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- Selling
- Developer
- SingHaiyi Group
- District
- D16 · OCR · East
- Tenure
- 99 years
- Total units
- 515
- Site area
- 10,497 sqmest.112,993 sqft · derived from GFA ÷ plot ratio
- Gross floor area
- 44,089 sqm
- Plot ratio
- 4.2
- Land cost
- $1,388 psf pprURA GLS tender, March 2025
- Estimated breakeven
- $2,528 psf pprest.
- Average psf (transacted)
- $2,869
- Units sold
- 74%382 of 515 · 133 available
- Entry price
- $1.25MSmallest layout, lowest transacted quantum
- Bedroom mix
- 1, 2, 3, 4, 5 bedroom
- Size range
- 484 - 1,765 sqft (45 - 164 sqm)
- Expected TOP
- 2031
- Nearest MRT
- Bayshore TE29 · 0.09 km · ~1 min walk
- HDB upgrader share
- 24.6%Of matched buyers with a prior HDB address
- Coordinates
- 1.31198, 103.94163
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
Land attributes
Estimated breakeven
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where Vela Bay sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Bayshore (TE29), about 0.09 km away in a straight line, roughly 1 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Vela Bay is located at 1.31198, 103.94163 in D16, Singapore. The interactive map loads when this section comes into view.
- District
- D16 · East · OCR
- Nearest MRT
- Bayshore TE29 · 0.09 km · ~1 min walk
- Coordinates
- 1.31198, 103.94163
- Tenure
- 99 years
- Site status
- Selling
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Bayshore MRTTE29 · Thomson-East Coast Line | 0.09 km | 1 min | — |
| East Coast Park Area FPark · 28 ha | 0.36 km | 5 min | — |
| Temasek Primary SchoolVery high P1 demand | 0.78 km | 12 min | — |
| Temasek Secondary SchoolSecondary | 0.79 km | 12 min | — |
| Siglap CCCommunity club | 0.82 km | 12 min | 2 min |
| East Coast Lagoon Food VillageHawker centre · 63 cooked-food stalls | 0.92 km | 14 min | 3 min |
| St Andrew's Community Hospital (Bedok)Government-funded community hospital | 1.11 km | 17 min | 3 min |
| East Coast Park Area EPark · 22 ha | 1.14 km | 17 min | 3 min |
| Bedok South Road Blk 16Hawker centre · 64 cooked-food stalls | 1.17 km | 18 min | 3 min |
| PAssion WaVe @ East Coast (Sea Sports Club)PAssion WaVe outlet | 1.18 km | 18 min | 3 min |
| Siglap South CCCommunity club | 1.23 km | 18 min | 4 min |
| Siglap MRTTE28 · Thomson-East Coast Line | 1.32 km | 20 min | 4 min |
| New Upper Changi Road Blk 58Hawker centre · 48 cooked-food stalls | 1.36 km | 20 min | 4 min |
| Bedok View Secondary SchoolSecondary | 1.37 km | 21 min | 4 min |
| Bedok Green Primary SchoolP1 vacancies available | 1.40 km | 21 min | 4 min |
| Victoria SchoolSecondary · Boys | 1.56 km | 23 min | 5 min |
| East Coast Park Area GPark · 16 ha | 1.93 km | 29 min | 6 min |
| Bedok MallShopping mall | 1.98 km | 30 min | 6 min |
| Bedok PolyclinicPublic polyclinic · SingHealth Polyclinics | 2.00 km | — | 6 min |
| SFA Eduhearts International SchoolInternational school | 2.84 km | — | 8 min |
| Changi Business ParkBusiness and innovation park | 2–5 km | — | 10–20 min |
| Singapore University of Technology and DesignAutonomous university nearest — beyond 3 km | 4.13 km | — | 12 min |
| Tampines Regional CentreRegional commercial centre | 2–5 km | — | 10–20 min |
| Downtown (CBD and Marina Bay)Central business district | 5–10 km | — | 20–30 min |
No categories selected. Pick one above, or .
24 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|---|---|---|---|---|---|
| 1 Bedroom | $1.37M | $2,827 | $1.25M – $1.52M | 484 – 484 sqft | 20 sold | 7 left484 sqft |
| 2 Bedroom | $1.84M | $2,854 | $1.5M – $2.18M | 592 – 689 sqft | 185 sold | 12 left592–689 sqft |
| 3 Bedroom | $2.7M | $2,852 | $2.29M – $3.3M | 883 – 1,033 sqft | 133 sold | 42 left883–1,033 sqft |
| 4 Bedroom | $3.64M | $2,976 | $3.23M – $4.31M | 1,173 – 1,378 sqft | 37 sold | 51 left1,173–1,378 sqft |
| 5 Bedroom | $5.07M | $3,152 | $4.84M – $5.83M | 1,582 – 1,765 sqft | 7 sold | 21 left1,582–1,765 sqft |
Prices, sizes and unit counts are compiled unit by unit from the Tower View extraction dated 24 Jul 2026. Sold figures cover transacted units only; the available column counts unsold units of the same type. Averages vary by floor, stack and facing — ranges matter more than any single number.
Site map
The published site plan for Vela Bay — block placement, facing, and where the facilities sit relative to each stack. Select a plan to view it full size.
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Every unit in Vela Bay, floor by floor and stack by stack: which are sold, which are still available, and what the sold ones transacted at. 133 of 515 units were unsold at the last extraction.
Total units5152 towers tracked unit by unit
Sold38274% of the development
Still available133Unsold at last check
Latest transaction24 Jul 2026Most recent caveat in the grid
Stack010203040506070809
Storey31
Storey30
Storey29
Storey28
Storey27
Storey26
Storey25
Storey24
Storey23
Storey22
Storey21
Storey20
Storey19
Storey18
Storey17
Storey16
Storey15
Storey14
Storey13
Storey12
Storey11
Storey10
Storey9
Storey8
Storey7
Storey6
Storey5
Storey4
Storey3
Storey2
Storey1
Available unitsSold unitsNo unit at this positionFloors read top-down, stacks left to right — the grid is the elevation.
Sold price:under $2,729 psfaround $2,814–$2,900 psfover $3,020 psfAvailable units stay unshaded — they have no transacted price.
Select any unit for its size, layout and — where it has sold — the transacted price and date. Availability reflects the most recent extraction and can change without notice; confirm with the developer before acting on it.
| Tower | Stack | Layout | Units | Sold | Available | Median psf |
|---|---|---|---|---|---|---|
| Tower 1 | 01 | 3BR | 30 | 2 | 28 | $2,721 |
| Tower 1 | 02 | 3BR | 26 | 19 | 7 | $2,752 |
| Tower 1 | 03 | 3BR | 27 | 26 | 1 | $3,007 |
| Tower 1 | 04 | 1BR | 27 | 20 | 7 | $2,799.5 |
| Tower 1 | 05 | 5BR | 27 | 7 | 20 | $3,106 |
| Tower 1 | 06 | 2BR | 26 | 26 | — | $2,893.5 |
| Tower 1 | 07 | 2BR | 27 | 27 | — | $2,961 |
| Tower 1 | 08 | 2BR | 27 | 27 | — | $2,944 |
| Tower 1 | 09 | 4BR | 31 | 23 | 8 | $3,006 |
| Tower 3 | 10 | 4BR / 5BR | 27 | 9 | 18 | $2,960 |
| Tower 3 | 11 | 2BR | 30 | 30 | — | $2,788.5 |
| Tower 3 | 12 | 3BR | 31 | 31 | — | $2,852 |
| Tower 3 | 13 | 3BR | 31 | 26 | 5 | $2,894 |
| Tower 3 | 14 | 2BR | 31 | 31 | — | $2,858 |
| Tower 3 | 15 | 4BR | 31 | 5 | 26 | $2,847 |
| Tower 3 | 16 | 2BR | 28 | 20 | 8 | $2,800 |
| Tower 3 | 17 | 2BR | 28 | 24 | 4 | $2,696.5 |
| Tower 3 | 18 | 3BR | 30 | 29 | 1 | $2,721 |
Unit-level data compiled by PropertyInsider.sg from an EdgeProp Tower View extraction dated 24 Jul 2026. Availability is a snapshot, not a live feed — units can be sold or released between updates, and developers hold back stock. Verify anything you intend to act on with the developer. Compare pricing across projects on the prices by bedroom table.
Latest transactions
The ten most recent recorded sales at Vela Bay — the closest read on what buyers are paying right now, and on which layouts are still moving.
| Date | Unit | Type | Size | Price | Price psf |
|---|---|---|---|---|---|
| 24 Jul 2026 | #08-09 | 4BR | 1,173 sqft | $3.29M | $2,802 |
| 21 Jul 2026 | #23-16 | 2BR | 689 sqft | $2.03M | $2,947 |
| 18 Jul 2026 | #23-02 | 3BR | 883 sqft | $2.58M | $2,922 |
| 18 Jul 2026 | #10-04 | 1BR | 484 sqft | $1.35M | $2,783 |
| 18 Jul 2026 | #01-12 | 3BR | 883 sqft | $2.43M | $2,751 |
| 16 Jul 2026 | #24-17 | 2BR | 592 sqft | $1.68M | $2,829 |
| 15 Jul 2026 | #25-17 | 2BR | 592 sqft | $1.69M | $2,855 |
| 12 Jul 2026 | #22-16 | 2BR | 689 sqft | $2.02M | $2,938 |
| 1 Jul 2026 | #09-13 | 3BR | 1,033 sqft | $2.9M | $2,811 |
| 22 Jun 2026 | #27-04 | 1BR | 484 sqft | $1.52M | $3,138 |
Most recent transaction 24 Jul 2026. Caveats are lodged with a lag, so the newest sales at a project may not appear for several weeks. Source: EdgeProp Tower View, compiled by PropertyInsider.sg.
How D16 resales have performed
Capital appreciation context for Vela Bay: what sellers of completed condos in the same district actually realised on 9,347 matched buy-and-sell pairs (March 1995 to August 2026), including the 14.6% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 14.6% recorded on completed sales here.
Median annualised return
2.8% p.a.
all exits in district D16, winners and losers
Share that made money
85.4%
7,984 of 9,347 matched exits
Median gain when it worked
$316k
gross, before transaction costs
Median loss when it did not
-$85k
1,363 exits sold at or below cost
Median holding period
9.7y
purchase to sale
OCR segment median
2.8% p.a.
78,217 exits island-wide, 86.3% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Dashed line marks Vela Bay’s current average developer-sale psf — a new-launch price against a resale trend, so compare direction, not levels. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D16 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
4.7% p.a.middle of the 10 mapped, all exits2.6–5.3%slowest to fastest of the 10$316kmiddle project’s median gain, gross$1,509 psftheir middle average resale psf$2,869 psfthis launch, average transacted
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| Optima @ Tanah Merah | 2012 | 231 | 99.6% | 5.3% p.a. | 5.6y | $315k | $1,019 |
| Casa Merah | 2009 | 567 | 96.3% | 5.3% p.a. | 5.2y | $432k | $1,656 |
| Costa Del Sol | 2004 | 1,163 | 96.1% | 5.3% p.a. | 6.7y | $516k | $1,020 |
| Waterfront Key | 2012 | 285 | 98.2% | 5.2% p.a. | 7.9y | $397k | $1,936 |
| Waterfront Waves | 2011 | 276 | 98.2% | 5.2% p.a. | 8.2y | $430k | $1,782 |
| Grandeur Park Residences | 2020 | 217 | 100.0% | 4.1% p.a. | 6.0y | $252k | $1,502 |
| The Clearwater | 2001 | 435 | 88.3% | 3.8% p.a. | 11.0y | $317k | $1,516 |
| Waterfront Gold | 2014 | 213 | 99.5% | 3.2% p.a. | 9.1y | $277k | $1,100 |
| Aquarius by the Park | 2001 | 787 | 83.6% | 2.9% p.a. | 11.5y | $286k | $1,424 |
| Bayshore Park | 1986 | 909 | 78.2% | 2.6% p.a. | 10.8y | $268k | $1,517 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of Vela Bay and the 2 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
Temasek Primary School≤1km0.78 km (est.)≈ 12 min walk
2A 2.05× • ballot SC <1km2B 0.60×2C 1.72× • ballot SC <1km2C(S) —
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: NaN
Compare with nearby launches
Other tracked launches and GLS sites in D16 or the same segment and region.
Bayshore Drive GLS
Upcoming
Est. launch price$2,810–$3,170 psf
0% sold
Bedok Rise GLS
Upcoming
Est. launch price$2,820–$3,180 psf
0% sold
New Upper Changi Road GLS
GLS Site
Pricing TBC
0% sold
Pinery Residences
38 units available
$2,494–$2,564 psf
94% sold
Coastal Cabana
131 units available
$1,784–$1,801 psf
82% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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