Vela Bay Condo Prices, Units Sold & Analysis (D16)

Gallery

Vela Bay in D16 — 8 developer images. Select any image to view it full size.

Vela Bay — artist impression or marketing image 1, D16

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 75% — 386 of 515 units, at an average of $2,871 psf.

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 20 Oct 2026. Anything marked (est.) is our estimate and is explained where it appears.

Details

The full tracked record for Vela Bay, grouped by what it tells you. Every figure here is repeated in context further down the page, with its source and its caveats.

The project

Property type: Condo
Status: Selling
Developer: SingHaiyi Group
Tenure: 99 years
Total units: 515
Bedroom mix: 1, 2, 3, 4, 5 bedroom
Size range: 484 - 1,765 sqft (45 - 164 sqm)
Expected TOP: 2031

Prices and sales

Average psf: $2,871Transacted, developer sales
Entry price: $1.25MSmallest layout, lowest transacted quantum
Units sold: 75%386 of 515, 129 available
HDB upgraders: 24.6%Of matched buyers with a prior HDB address

Land and cost

Land cost: $1,388 psf pprURA GLS tender, March 2025
Breakeven: $2,535 psf pprest.
Site area: 10,497 sqmest.112,993 sqft, derived from GFA ÷ plot ratio
Gross floor area: 44,089 sqm
Plot ratio: 4.2

Location

District: D16, OCR, East
Nearest MRT: Bayshore TE290.09 km in a straight line, ~1 min walk
Coordinates: 1.31198, 103.94163

Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 20 Oct 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.

Estimated launch pricing

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 TE290.09 km in a straight line, ~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

Stations, schools, shops, food, green space, healthcare and the main employment areas around this address, grouped by type. Each place shows an estimated road distance, an off-peak drive time and, within 2 km, a walk.

MRT and LRT stations2 places

Place	By road	Drive	Walk
Bayshore MRTTE29 · Thomson-East Coast Line	0.1 km	—	1 min
Siglap MRTTE28 · Thomson-East Coast Line	1.8 km	4 min	20 min

Schools7 places

Place	By road	Drive	Walk
Temasek Primary SchoolPrimary school, very high P1 demand	1.1 km	—	12 min
Bedok Green Primary SchoolPrimary school, p1 vacancies available	1.9 km	4 min	21 min
Temasek Secondary SchoolSecondary	1.1 km	—	12 min
Bedok View Secondary SchoolSecondary	1.9 km	4 min	21 min
Victoria SchoolSecondary · Boys	2.1 km	5 min	23 min
SFA Eduhearts International SchoolInternational school	3.8 km	8 min	—
Singapore University of Technology and DesignAutonomous university nearest, beyond 3 km	5.6 km	12 min	—

Shopping malls1 place

Place	By road	Drive	Walk
Bedok MallShopping mall	2.7 km	6 min	30 min

Hawker centres3 places

Place	By road	Drive	Walk
East Coast Lagoon Food VillageHawker centre · 63 cooked-food stalls	1.2 km	3 min	14 min
Bedok South Road Blk 16Hawker centre · 64 cooked-food stalls	1.6 km	3 min	18 min
New Upper Changi Road Blk 58Hawker centre · 48 cooked-food stalls	1.8 km	4 min	20 min

Parks and nature3 places

Place	By road	Drive	Walk
East Coast Park Area FPark · 28 ha	0.5 km	—	5 min
East Coast Park Area EPark · 22 ha	1.5 km	3 min	17 min
East Coast Park Area GPark · 16 ha	2.6 km	6 min	29 min

Sports and community clubs3 places

Place	By road	Drive	Walk
Siglap CCCommunity club	1.1 km	2 min	12 min
PAssion WaVe @ East Coast (Sea Sports Club)PAssion WaVe outlet	1.6 km	3 min	18 min
Siglap South CCCommunity club	1.7 km	4 min	18 min

Healthcare2 places

Place	By road	Drive	Walk
St Andrew's Community Hospital (Bedok)Government-funded community hospital	1.5 km	3 min	17 min
Bedok PolyclinicPublic polyclinic · SingHealth Polyclinics	2.7 km	6 min	—

Workplaces3 places

Place	By road	Drive	Walk
Changi Business ParkBusiness and innovation park	2–5 km	5–10 min	—
Tampines Regional CentreRegional commercial centre	5–10 km	10–20 min	—
Downtown (CBD and Marina Bay)Central business district	10–15 km	20–30 min	—

Road distances and drive times are estimates: the straight line from the site centroid to each place, with a 1.35× allowance for the road network, driven at an average 28 km/h. That is off-peak driving, not a routed journey, with no allowance for traffic, one-way roads or parking; drive times under 800 m are left out. Walks assume 80 m/min with a 1.2× routing allowance and are left out past 2 km. Each place is one representative point, so a park or a business district is not measured to its nearest entrance, and workplaces are shown as a band. Sources: NEA, NParks, SportSG, People’s Association, MOE, MOH and URA/JTC, compiled by PropertyInsider.sg; primary schools from our schools dataset and rail from the LTA exits dataset. Check journeys you rely on with OneMap. Primary-school admission uses the straight-line home-school distance, shown in the schools section below.

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	$1.38M	$2,843	$1.25M – $1.54M	484 sqft	21	6 left484 sqft
2 Bedroom	$1.84M	$2,855	$1.5M – $2.18M	592 – 689 sqft	186	11 left592–689 sqft
3 Bedroom	$2.7M	$2,852	$2.29M – $3.3M	883 – 1,033 sqft	133	42 left883–1,033 sqft
4 Bedroom	$3.65M	$2,977	$3.23M – $4.31M	1,173 – 1,378 sqft	38	50 left1,173–1,378 sqft
5 Bedroom	$5.04M	$3,134	$4.76M – $5.83M	1,582 – 1,765 sqft	8	20 left1,582–1,765 sqft

Prices, sizes and unit counts are compiled unit by unit from lodged caveats and developer sales records, updated 17 Sept 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.

Elevation chart

The developer’s elevation chart for Vela Bay: the stacks floor by floor, with the unit type in each. Read it with the site plan above to place a unit in the block. Select the chart to view it full size.

Elevation charts are developer marketing material compiled by PropertyInsider.sg. Stack numbering, floor counts and the unit type shown for each stack are indicative and can change before the approved building plan. Check any unit against the developer’s sales documents and price list.

Floor plans

20 floor plans across 10 unit types for Vela Bay. Pick a type to narrow the set, then select a plan to view it full size.

Floor plans are developer marketing material compiled by PropertyInsider.sg. They are not to scale, and layouts, areas and fittings are indicative and subject to change and to the approved building plan. Plan names follow the developer’s own labels. Confirm the strata area and layout of a specific unit in the sales brochure before relying on it.

Virtual tours

5 virtual tours of Vela Bay, hosted by the developer’s tour providers. Each one opens in a new tab.

Virtual tours are produced for the developer and hosted on third-party sites outside PropertyInsider.sg, which does not control their content. Showflat units usually carry upgraded finishes, loose furniture and decor that are not part of the standard specification, and some tours show a model rather than a built unit.

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. 129 of 515 units were unsold at the last update.

Total units5152 towers tracked unit by unit

Sold38675% of the development

Still available129Unsold at last check

Latest transaction17 Sept 2026Most recent caveat in the grid

Tower

Show

Stack010203040506070809

Storey31

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Storey29

Storey28

Storey27

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Storey24

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Storey1

Available unitsSold unitsNo unit at this positionFloors read top-down, stacks left to right — the grid is the elevation.

Select any unit for its size, layout and — where it has sold — the transacted price and date. Availability reflects the most recent update 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	21	6	$2,804
Tower 1	05	5BR	27	8	19	$3,101.5
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	10	17	$2,969.5
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	21	7	$2,804
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 lodged caveats and developer sales records, updated 17 Sept 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
17 Sept 2026	#25-16	2BR	689 sqft	$2.06M	$2,984
2 Sept 2026	#16-10	4BR	1,378 sqft	$4.11M	$2,985
30 Aug 2026	#15-05	5BR	1,582 sqft	$4.76M	$3,011
6 Aug 2026	#29-04	1BR	484 sqft	$1.54M	$3,173
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

Most recent transaction 17 Sept 2026. Caveats are lodged with a lag, so the newest sales at a project may not appear for several weeks. Source: lodged caveats and developer sales records, 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 9,447 matched buy-and-sell pairs (March 1995 to October 2026), including the 14.4% that sold at a loss.

Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to October 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 14.4% recorded on completed sales here.

Median annualised return

2.8% p.a.

all 9,447 exits in district D16, winners and losers; 85.6% made money

OCR segment median

3.2% p.a.

87,845 exits island-wide, 87.8% profitable

D16 resalesOCR resales, all districtsVela Bay, new sales

Resale lines: median exit psf of all matched resales, profitable and not, from 2010, smoothed as a 4-quarter moving average. Quarters with fewer than 5 exits carry no point. Vela Bay: median psf of its new sales in each quarter with at least 3 recorded sales (386 sales in all), from lodged caveats and developer sales records. A new launch is priced against resale stock that is older and on a shorter remaining lease, so compare direction and the size of the gap, not the levels alone. 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$317kmiddle project’s median gain, gross$1,509 psftheir middle average resale psf$2,871 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
Casa Merah	2009	568	96.3%	5.3% p.a.	5.2y	$436k	$1,656
Costa Del Sol	2004	1,168	96.1%	5.3% p.a.	6.8y	$519k	$1,020
Optima @ Tanah Merah	2012	233	99.6%	5.3% p.a.	5.6y	$317k	$1,019
Waterfront Key	2012	289	98.3%	5.2% p.a.	7.9y	$399k	$1,936
Waterfront Waves	2011	278	98.2%	5.2% p.a.	8.2y	$430k	$1,782
Grandeur Park Residences	2020	229	100.0%	4.1% p.a.	6.1y	$262k	$1,502
The Clearwater	2001	435	88.3%	3.8% p.a.	11.0y	$317k	$1,516
Waterfront Gold	2014	216	99.5%	3.2% p.a.	9.2y	$279k	$1,100
Aquarius by the Park	2001	794	83.8%	2.9% p.a.	11.6y	$288k	$1,424
Bayshore Park	1986	913	78.3%	2.6% p.a.	10.8y	$270k	$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 walkVery high demand · 2026 P1

2A 2.05× • ballot SC <1km2B 0.60×2C 1.72× • ballot SC <1km2C(S) —

Bedok Green Primary School1–2km1.40 km (est.)≈ 21 min walkVacancies available · 2026 P1

2A 0.09×2B 0.00×2C 0.19×2C(S) 0.24×

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: primary schools near new launches.