S$2.128B Awarded · Record $1,323 psf ppr · 1,280 Homes · District 16
Tracking every milestone for the Bayshore Drive GLS site — from tender award to launch, price list and floor plans. Last updated: .
Three heavyweight consortiums bid within 7% of each other. The winning $1,323 psf ppr is a record for a GLS site outside the Core Central Region, and Frasers Centrepoint Trust will own half the mall.
See the full tender result →The precinct's first private launch moved 371 of 515 units on day one, establishing a live pricing benchmark next door — and a proven ~2.08x land-cost-to-launch multiple for the Bayshore precinct.
See what this means for pricing →TEL Stage 5 completes the eastern stretch of the Thomson-East Coast Line, adding a TEL/DTL interchange one stop from the site — and a new bus interchange moves into the development's podium.
Explore the connectivity →The Bayshore Drive GLS tender closed on 15 July 2026 and the site was awarded at $2.128 billion ($1,323 psf ppr) to a consortium of Frasers Property, Sunway MCL, Sekisui House and Lum Chang, with Frasers Centrepoint Trust taking 50% of the retail component — a validated land rate recorded for a GLS site outside the Core Central Region. (Source: URA award notice / FCT bourse filing, 15–20 July 2026.)
Record for a non-CCR GLS site
| Rank | Consortium | Bid Price | PSF PPR |
|---|---|---|---|
| 1 | Frasers Property, Sunway MCL, Sekisui House & Lum Chang | $2,128,000,000 | $1,323 |
| 2 | City Developments, Hong Leong Holdings, Hong Realty & TID | $2,010,799,000 | $1,250 |
| 3 | CapitaLand Development & UOL Group | $1,986,084,999 | $1,235 |
Source: URA tender results, developers, EdgeProp Singapore (15 July 2026). The site has been awarded to the top bidder, tendering through Gemini Residential / Gemini Trustee Pte Ltd. Frasers Centrepoint Trust confirmed a 50% stake in the retail component in its 3QFY2026 business update (20 July 2026).
From land release to estimated completion — every confirmed milestone and analyst estimate, in one view.
The 5.74 ha Bayshore Drive parcel is launched as the sole mixed-use Confirmed List site — the second private plot released in the Bayshore precinct after Bayshore Road (now Vela Bay).
A Frasers Property-led consortium (with Sunway MCL, Sekisui House and Lum Chang) wins the tender at $1,323 psf ppr — the highest land rate recorded for a non-CCR GLS site.
In its 3QFY2026 business update, FCT confirmed it will develop and own 50% of the ~22,500 sqm retail component, with a total development cost of about $613 million (100% basis) and a target yield on cost of roughly 5%.
TEL Stage 5 opens, putting the station directly beneath the future development and a TEL/DTL interchange one stop away.
New launches typically follow 12–18 months after a tender award, allowing for planning approvals and show gallery construction. Q4 2027 is our working estimate for a site of this scale and complexity — it is not developer-confirmed.
FCT has separately guided a target completion of end-2030 for the retail component. Residential TOP for a 1,280-unit integrated scheme is a distinct, later estimate of around 2031 — the developer has not published a completion date.
Estimated dates are analyst projections based on URA tender conditions and typical GLS development cycles — they are not developer-confirmed.
Bayshore Drive Residences is the only mixed-use land parcel in Singapore's new 60-hectare Bayshore waterfront precinct — a 99-year leasehold integrated development built directly above Bedok South MRT (TE30, Thomson-East Coast Line), with up to 1,280 homes, a 22,500 sqm retail podium, and a bus interchange in District 16. The site was awarded on 15 July 2026 for a record $2.128 billion ($1,323 psf ppr) to a Frasers Property-led consortium, with Frasers Centrepoint Trust owning half the mall.
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The sole mixed-use land parcel in the 60-hectare Bayshore Master Plan. A 22,500 sqm retail podium with F&B, supermarket, childcare, and eldercare — serving as the town-centre anchor for 10,000 planned homes.
One of Singapore's only condos with an MRT station integrated into the podium. Direct TEL access to Marina Bay in ~20–25 mins, Orchard Road in ~30 mins — no transfers, no outdoor walking.
A dedicated 1 km tree-lined community spine links Bayshore Drive Residences directly to East Coast Park — Singapore's most popular waterfront destination — for cycling, jogging, and beachfront dining.
Within proximity to Temasek Primary School, Bedok Green Primary School, and Temasek Secondary School — well-regarded institutions in Singapore's east, highly sought after by families purchasing in District 16.
One stop to Sungei Bedok Interchange (TEL/DTL crossover) — providing dual-line rail access across Singapore. Direct ECP on-ramp puts Changi Airport roughly 15 minutes away by car.
The only mixed-use parcel in the Bayshore precinct — no comparable site will be released. Strong upgrader demand from Bedok and Tampines, proven by neighbouring Vela Bay's 72% launch-day take-up at an average of $2,886 psf. (Source: EdgeProp Singapore, 25 April 2026.)
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Bayshore Drive Residences is Singapore's largest single Confirmed List GLS site of 1H 2026 — a 99-year leasehold mixed-use development occupying a 5.74-hectare site along Bayshore Drive in District 16. The site was awarded on 15 July 2026 at a record $2.128 billion ($1,323 psf ppr) to a consortium led by Frasers Property with Sunway MCL, Sekisui House and Lum Chang, with Frasers Centrepoint Trust (FCT) developing and owning 50% of the retail component. The parcel carries a gross plot ratio of 2.6 and a maximum gross floor area of 149,398 sqm. (Sources: URA Government Land Sales award notice, 15 July 2026; Frasers Centrepoint Trust 3QFY2026 business update, 20 July 2026.) As the sole commercial and residential land parcel in the entire 60-hectare Bayshore waterfront master plan, it will serve as the definitive town centre for a community planned to grow to 10,000 public and private homes over the next decade.
Built directly above Bedok South MRT (TE30) on the Thomson-East Coast Line, this condo above Bedok South MRT provides residents with direct, transfer-free rail access to Marina Bay in approximately 20–25 minutes and Orchard Road in 30 minutes. An integrated bus interchange and a 22,500 sqm retail podium — encompassing retail, F&B, childcare, and eldercare services — sit within the same development, delivering genuine car-lite living for the new Bayshore precinct.
URA's master plan for the site prescribes a courtyard-and-tower design — high-rise residential blocks set around a landscaped podium, maximising natural ventilation, sea breezes from the nearby East Coast, and privacy between units. This District 16 new launch follows Vela Bay as the precinct's second private site — and is the only one zoned mixed-use, which is why it is expected to anchor value as the surrounding estate matures over the next 8–12 years.
The 60-hectare Bayshore precinct is designed as one of Singapore's greenest new towns. A 1 km tree-lined community spine and dedicated cycling paths link Bayshore Drive Residences directly to East Coast Park in 5–10 minutes on foot or by bicycle. The planned "Long Island" coastal protection project — which would create 800 hectares of new land off the eastern coast — represents a long-range upside for waterfront property values in this corridor. (Source: URA Master Plan / HDB Long Island Study, 2022.)
Bayshore Residences — formally known as Bayshore Drive Residences — is a 99-year leasehold integrated development at Bayshore Drive, District 16, Singapore. It is the only mixed-use commercial and residential land parcel in the 60-hectare Bayshore waterfront master plan, and the largest single Confirmed List GLS site released in 1H 2026. The development is expected to deliver approximately 1,280 private homes across unit types from 1-bedroom to 5-bedroom, sitting above a ~22,500 sqm retail podium and an integrated bus interchange. (Source: URA GLS Programme and award notice, 15 July 2026.)
The site area spans 5.74 hectares (57,461 sqm, about 618,510 sq ft) at a gross plot ratio of 2.6, and URA's master plan prescribes a courtyard-and-tower design to optimise sea views, cross-ventilation, and community space. As the designated transport hub for the precinct, the development incorporates Bedok South MRT (TE30) directly into its podium — making it one of very few condos in Singapore with a train station integrated beneath the building itself. One stop further connects residents to Sungei Bedok Interchange (DTL/TEL crossover), and from there to Changi Business Park in minutes. Sungei Bedok (TE31/DT37) opens on the same day as Bedok South, as the two stations share systems and cannot open separately.
For families, the Bayshore Drive GLS site falls within proximity to Temasek Primary School, Bedok Green Primary School, and Temasek Secondary School — all well-regarded institutions in the east. A 1 km tree-lined community spine and dedicated cycling infrastructure link the development to East Coast Park within 5–10 minutes on foot or by bicycle, while the East Coast Parkway (ECP) provides direct expressway access to the CBD and Changi Airport for drivers.
As an upcoming Bayshore condo with first-mover status in a precinct planned for 10,000 homes, Bayshore Drive Residences offers a compounding advantage: buyers who register early gain access to developer-preview pricing before the wider public launch. The site was awarded on 15 July 2026 at $2.128 billion ($1,323 psf ppr) to a Frasers Property-led consortium, and our working estimate for the launch window is Q4 2027. (Source: URA award notice / EdgeProp Singapore, 15 July 2026; launch window is our own estimate, not developer-confirmed.)
The Bayshore precinct is Singapore's newest URA-planned waterfront town, planned since 2019 and carried into URA's Master Plan 2025, covering approximately 60 hectares along the eastern coastline. It is designed to eventually house around 10,000 public and private homes in a car-lite, green-intensive environment. Bayshore Drive Residences stands at the absolute centre of this transformation — earmarked as the designated transport hub and the only mixed-use commercial and residential parcel in the entire master plan. No equivalent site will be released in this precinct for the foreseeable future. (Source: URA Master Plan 2025 / Singapore GLS Programme 1H 2026.)
For buyers considering a District 16 new launch investment, the sequencing of this estate is highly favourable. Roughly half of the precinct's ~3,000 planned private homes are still to be released through future GLS tranches, so this site will be built and occupied while much of the estate around it is still being tendered. That cuts both ways: it means genuine first-mover positioning at the town centre, and it also means future supply will compete for the same buyer pool later. This first-mover positioning — as the estate's retail, F&B, and community hub — means residents benefit from immediate town-centre convenience while the broader precinct matures over 8–12 years, historically a period that correlates with strong capital appreciation for anchor assets in Singapore's new towns.
The Bayshore master plan includes several high-quality public amenities: a 1 km tree-lined community spine, SAFRA Bayshore — announced in Parliament in March 2025 and targeted for completion in 2030, set to be the largest SAFRA clubhouse in Singapore at around 30,000 sqm GFA — dedicated cycling paths to East Coast Park, and active waterfront nodes designed for recreation and lifestyle. For those looking at a Singapore Bayshore condo as a primary residence, the lifestyle offering — green, coastal, and transit-connected — is designed to rival the best of Singapore's mature estates, but from a new-build baseline.
Looking further ahead, the government's proposed "Long Island" coastal protection project — which would create approximately 800 hectares of new reclaimed land off Singapore's south-eastern coast — holds the potential to significantly extend the Bayshore waterfront and further elevate land values in this corridor over the long term. (Source: HDB Long Island Study / Ministry of National Development, 2022.) For a Bayshore Drive condo investor with a 10–15 year horizon, these are structural tailwinds that are difficult to replicate in a mature district.
Bayshore Drive Residences is one of only a handful of Singapore condos with a train station physically integrated beneath the development. Bedok South MRT (TE30) on the Thomson-East Coast Line (TEL) sits directly under the retail podium, giving residents level-change access to the MRT without stepping outside. The TEL is Singapore's newest and most connected rail line, running from Woodlands in the north to the central business district and onward to the east coast — serving key destinations with no transfers required.
Estimated MRT travel times from Bedok South MRT (TE30):
(Travel times are estimates based on LTA Thomson-East Coast Line Stage 5 route data. Actual times subject to interchange and waiting times.)
For drivers, this upcoming Bayshore condo has direct on-ramp access to the East Coast Parkway (ECP) — Singapore's primary expressway linking the eastern suburbs to the CBD and Changi Airport. The Pan Island Expressway (PIE) and Tampines Expressway (TPE) are also readily accessible, providing smooth island-wide connectivity for residents commuting west or north. Changi Airport is approximately 15 minutes by car via the ECP.
From a tenant-demand perspective, the dual-rail access to Changi Business Park (one of Singapore's largest employment zones) and the downtown core gives yield-focused investors a strong and broad tenant pool — spanning finance, technology, aviation, and logistics professionals. This connectivity profile is rare for an Outside Central Region (OCR) address, and directly underpins the strong upgrader and investor demand anticipated for this District 16 condo.
The GLS tender for Bayshore Drive Residences closed and was awarded on 15 July 2026, drawing three bids from Singapore's top developer consortiums — won by Frasers Property's $2.128 billion bid, with City Developments and CapitaLand-UOL groups close behind. The tight 7% spread across a $2 billion-plus site reflects deep developer conviction in its scale (5.74 hectares), integrated MRT positioning, and the government's planning intent for Bayshore. Buyers who register their interest early gain first access to pricing and unit selection ahead of the public launch.
Planned since 2019, Bayshore is URA's newest waterfront town, set to house 10,000 public and private homes in a car-lite environment.
Bayshore Drive Residences is built directly into the Bedok South MRT (TE30) podium. This provides residents with unparalleled access to the Thomson-East Coast Line (TEL), connecting directly to the CBD and Orchard Road.
For drivers, the development offers immediate on-ramp access to the East Coast Parkway (ECP), ensuring the fastest possible route to Changi Airport and the city centre.
Download the comprehensive e-brochure to explore the site plan, full floor plans, and detailed specifications of Bayshore Drive Residences.
Bayshore Drive, OCR
Integrated Retail & MRT
Leasehold Development
Indicative layouts for the 2-, 3-, 4- and 5-bedroom types, showing the configurations expected in a development of this scale. The developer has not released official floor plates, unit sizes or a site plan — those typically follow 6–12 months ahead of preview. Request the official plans and we will send them the moment they are published.
Bayshore Drive Residences is the only mixed-use commercial and residential parcel in the entire 60-hectare Bayshore waterfront master plan — a distinction that will not change. With no equivalent site in the pipeline, buyers acquire the sole privately-owned town-centre asset in an estate planned for 10,000 homes. Scarcity of this kind is a structural underpinning of long-term capital value in Singapore's property market. (Source: URA GLS 1H 2026.)
Singapore property research consistently shows that MRT-integrated developments command a resale and rental premium of 5–15% over comparable non-integrated condos in the same district. Bayshore Drive Residences is directly above Bedok South MRT (TE30/TEL) and one stop from the future Sungei Bedok DTL interchange — dual-line access from an OCR address is exceptionally rare, and directly expands the addressable pool of buyers and tenants.
The ~22,500 sqm retail podium and integrated bus interchange will serve as the de facto commercial heart of the Bayshore precinct. Crucially, Frasers Centrepoint Trust — a listed retail REIT whose business is owning and operating malls for decades, not building and selling them — will own 50% of it, at a disclosed development cost of about $613 million (100% basis) and a target yield on cost of roughly 5%. A REIT co-owner is financially committed to keeping the mall leased and trading long after handover. (Source: FCT 3QFY2026 business update, 20 July 2026.)
Nearby Vela Bay — the first private new launch in the Bayshore precinct — sold 72% of its units (371 of 515) on launch day, 25 April 2026, at an average of $2,886 psf, demonstrating exceptionally strong pent-up demand from Bedok and Tampines upgraders. The Bayshore Drive tender itself reinforced that signal: three major consortiums bid within 7% of each other on a $2 billion-plus site, and the land was awarded at $1,323 psf ppr — above Hougang Central's comparable mixed-use $1,179 psf ppr, and only just below the precinct's residential-only benchmarks at Bedok Rise ($1,330) and Vela Bay ($1,388). Bayshore Drive Residences, as the integrated MRT anchor, is expected to draw from an even wider buyer catchment. (Source: URA caveats / EdgeProp Singapore, 2026.)
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Bayshore Drive Residences is the only Outside Central Region condo in Singapore with a train station — Bedok South MRT (TE30) — physically integrated beneath the building. Residents step directly from their lobby to the Thomson-East Coast Line platform, reaching Marina Bay in 20–25 minutes and Orchard Road in 30. One stop connects to the Sungei Bedok Downtown Line interchange, and direct ECP access puts Changi Airport 10 minutes away by car. For an OCR address, this connectivity profile is without comparison.
The 22,500 sqm retail podium beneath Bayshore Drive Residences will be the commercial and lifestyle heart of the new Bayshore waterfront town — home to supermarkets, restaurants, cafés, childcare centres, medical facilities, and everyday essentials. This integrated mixed-use development means residents never need to leave the precinct for day-to-day needs. For the 10,000 families planned for the surrounding estate, this podium will also be the community's social anchor — creating sustained foot traffic and long-term retail viability for investors.
Living at Bayshore Drive Residences means East Coast Park — Singapore's most popular waterfront recreation destination — is 5–10 minutes away on foot or by bicycle via the dedicated 1 km tree-lined community spine. The car-lite Bayshore precinct design prioritises pedestrian and cycling infrastructure, with shaded paths and green corridors woven throughout the estate. Weekend mornings at the beach, cycling to East Coast Lagoon Food Village, or kayaking from Bedok Jetty are all part of the everyday lifestyle that this Bayshore condo uniquely delivers.
The official Bayshore Drive Residences price list has not been released — it will only be published when the developer opens the preview, which on our own working estimate is around Q4 2027. With the land cost now confirmed at $1,323 psf ppr, however, buyers can benchmark the likely range with far more precision than before the tender.
Nearby Vela Bay's land was awarded at $1,388 psf ppr and launched on 25 April 2026 at an average of $2,886 psf — a land-cost-to-launch-price multiple of roughly 2.08x. Applying that same precinct-proven multiple to Bayshore Drive's confirmed $1,323 psf ppr land cost points to an indicative launch range of S$2,600–S$2,900 psf (estimated) for the residential component. A second, independent check supports the same band: land at $1,323 psf ppr plus roughly $580 psf of estimated construction cost and about $180 psf of financing and fees implies a developer breakeven near $2,080 psf (estimated), and Singapore new launches of this profile typically price 25–40% above breakeven. On a 950–1,100 sq ft 3-bedroom that points to an indicative $2.5M–$2.9M (estimated) quantum. These are estimates with the working shown, not developer-confirmed prices — the final unit mix and launch timing will determine actual figures. Register your interest to receive the price list the moment it is released.
| Bayshore Precinct Benchmark | Land Rate | Price (psf) |
|---|---|---|
| Bayshore Drive Residences (this site) | $1,323 psf ppr | $2,600–$2,900 (est.) |
| Vela Bay — launch avg, Apr 2026 | $1,388 psf ppr | $2,886 (actual) |
| Bedok Rise Residences — D16, 380 units | $1,330 psf ppr | $2,600–$2,700 (est.) |
| Hougang Central — mixed-use comparable | $1,179 psf ppr | Not yet launched |
| ECO (Bedok South Ave 3) — 12-mth resale | Completed 2017 | $1,166–$1,770 (actual) |
Sources: URA tender results and award notices, EdgeProp Singapore caveat data, ERA Research comparable-site tables (2025–2026). Estimates are our own calculations with the derivation shown above, not developer-confirmed figures.
Buyers comparing Bayshore Drive Residences vs Vela Bay should note the fundamental difference in positioning. Vela Bay is a purely residential 515-unit condominium within the Bayshore precinct — it launched on 25 April 2026, selling 72% on day one at an average of $2,886 psf, with URA caveats since showing a transacted median of $2,863 psf ($2,532–$3,302 range). Its buyer mix skewed roughly 90% Singaporean, 9% permanent resident. Bayshore Drive Residences, by contrast, is the integrated town-centre development — incorporating the MRT station, bus interchange, and retail podium directly within the building. This distinction gives Bayshore Drive Residences a structural connectivity and convenience advantage that no other parcel in the precinct can replicate.
For buyers evaluating whether Bayshore Drive Residences is a good investment, three structural factors stand out. First, it is the sole mixed-use parcel in the 60-hectare master plan — institutional-grade scarcity, now validated by three top-tier consortiums bidding within 7% of each other on a $2 billion-plus site. Second, the MRT integration (proven to command resale and rental premiums in Singapore) is baked into the architecture, not merely adjacent. Third, as the estate's commercial anchor, the retail podium creates a self-reinforcing demand loop — and it has a listed REIT, Frasers Centrepoint Trust, committed to owning and operating half of it. The honest counterweight: the precinct has no completed resale stock yet, roughly half of Bayshore's ~3,000 planned private homes are still to be released, and gross rental yields on a brand-new launch at this price point are likely to sit near the compressed end of District 16's current 2.8%–3.9% range (EdgeProp, 2026). This is a 7–10 year proposition, not a quick flip.
For Bedok and Tampines upgraders specifically, Bayshore Drive Residences offers a rare combination: an OCR address with near-CCR connectivity, new-build quality, and the lifestyle infrastructure of a fully planned waterfront town. This is the profile that has historically driven strongest capital appreciation in Singapore's new launch market.
The Bayshore Drive Residences developer is a five-party consortium led by Frasers Property with Sunway MCL, Sekisui House and Lum Chang (which is also the main contractor), tendering through Gemini Residential, plus Frasers Centrepoint Trust as 50% owner of the retail component. It won the site on 15 July 2026 with a $2.128 billion bid. Frasers Property and Sekisui House have now partnered on four Singapore projects — Punggol Watertown, Dunearn House, The Robertson Opus and The Orie — so this is a proven pairing rather than a first-time experiment. The official Bayshore Drive Residences launch date has not been announced; our working estimate is Q4 2027, with an estimated residential TOP around 2031 (FCT has separately guided end-2030 for the retail component). Register your interest below to be placed on the VVIP preview list and receive the earliest possible notification on launch timing, floor plans, and pricing.
Everything you need to know about Bayshore Drive Residences — developer, price guide, floor plans, MRT, launch timing and the investment case — after the 15 July 2026 tender award.
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Register now for exclusive updates on the URA award confirmation, launch timeline and price list for Bayshore Drive GLS.