Bayshore Park stands as one of Singapore's most paradoxical residential addresses: a sprawling 23-acre, 1,083-unit leasehold estate sitting at the intersection of two very different futures. Completed in 1986 on a 99-year lease commencing March 1982, the condominium now carries approximately 55 years of remaining tenure — a figure that concentrates the mind. Yet precisely because of that ticking clock, and because of the transformative arrival of the Bayshore MRT station (Thomson-East Coast Line) in June 2024, Bayshore Park has become one of District 16's most-watched addresses for a specific class of buyer: those who understand that lease decay and en-bloc optionality are two sides of the same coin. This review examines both sides candidly, so you can decide which side you are on.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Bayshore Park occupies Bayshore Road in the eastern flank of District 16, the coastal strip running from Bedok to the fringes of Changi. The development was conceived in the early 1980s as a prestige address — a full-facility estate with swimming pools, tennis courts, squash courts, and a clubhouse, all set against the backdrop of East Coast Park. For much of its 40-year life, its key weakness was connectivity: buses to Bedok MRT (East-West Line) were the primary rail link, a 10-to-15-minute journey that deterred buyers accustomed to walking-distance stations.
That calculus changed on 23 June 2024, when Bayshore MRT station opened as part of TEL Stage 4. The station sits approximately 3–5 minutes on foot from the main entrance of Bayshore Park, connecting residents directly to the Thomson-East Coast Line. Northbound, the TEL runs through Marine Parade, Gardens by the Bay, Marina Bay, and all the way to Woodlands. Southbound extensions are planned toward Changi Airport. The URA has simultaneously designated the broader Bayshore precinct as a purpose-built 60-hectare coastal town, with approximately 10,000 new homes, HDB Plus BTO launches (October 2024), a 1 km community spine, and a pedestrian bridge connecting new estates directly to East Coast Park. In short, Bayshore Park now finds itself at the geographic centre of one of Singapore's most deliberate planning transformations — a factor that matters enormously when assessing its residual value and en-bloc trajectory.
Pricing in mid-2026 sits in the S$1,300+ psf range, materially below the OCR average of approximately S$1,600+ psf for comparable-vintage condos — a discount that directly reflects leasehold erosion. A four-bedroom unit was recently offered at S$2.69 million, and entry-level units can be found from approximately S$728,000, making this one of the most affordable large-unit options remaining in the eastern corridor. The URA price data platform confirms steady if modest transaction velocity — around 146 recorded sales in the dataset reviewed — demonstrating that the market has not abandoned Bayshore Park but is pricing in the lease headwind explicitly.
We track 146 sales and 1572 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BAYSHORE PARK dashboard.
- Average sale price: $1,378,047 across 146 transactions
- Estimated gross rental yield: 3.2%
- District 16 PSF ranking: Mid-range (top 66%)
- 99 yrs lease commencing from 1982 · OCR · D16 · 1083 units
About BAYSHORE PARK
BAYSHORE PARK is a 99 yrs lease commencing from 1982 condominium, located at BAYSHORE ROAD in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by OCEAN FRONT PTE LTD, comprising 1083 residential units, completed in 1986.
With approximately 55 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BAYSHORE PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,214 psf | $758,000 |
| 2 BR | 91 | $1,234 psf | $1,153,574 |
| 3 BR | 41 | $1,249 psf | $1,502,943 |
| 5+ BR | 12 | $1,137 psf | $2,756,917 |
Sales Market Overview
BAYSHORE PARK has recorded 146 sale transactions with an average transaction price of $1,378,047, ranging from $708,000 to $4,275,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 36 | $1,061 psf | $1,123,664 | — |
| 2022 | 18 | $1,202 psf | $1,396,278 | ↑ 13.3% |
| 2023 | 22 | $1,293 psf | $1,549,995 | ↑ 7.6% |
| 2024 | 36 | $1,301 psf | $1,475,794 | ↑ 0.6% |
| 2025 | 28 | $1,317 psf | $1,344,274 | ↑ 1.2% |
| 2026 | 6 | $1,258 psf | $1,790,315 | ↓ 4.5% |
BAYSHORE PARK ranks in the top 66% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, BAYSHORE PARK trades 20.6% below the segment benchmark.
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Rental Market Overview
BAYSHORE PARK has recorded 1572 rental transactions with monthly rents averaging $3,708/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 80 | $2,731/mo | $1,500/mo | $4,000/mo |
| 2 BR | 939 | $3,270/mo | $630/mo | $4,800/mo |
| 3 BR | 437 | $4,032/mo | $1,850/mo | $6,000/mo |
| 4 BR | 90 | $6,156/mo | $3,600/mo | $10,050/mo |
| 5+ BR | 26 | $8,621/mo | $6,400/mo | $10,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 282 | $2,939/mo |
| 2022 | 352 | $3,375/mo |
| 2023 | 281 | $4,058/mo |
| 2024 | 308 | $4,043/mo |
| 2025 | 277 | $4,098/mo |
| 2026 | 72 | $4,056/mo |
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Investment Analysis
Based on average rents and sale prices, BAYSHORE PARK delivers an estimated gross rental yield of 3.2%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 16
Side-by-side comparison against the most actively traded condos in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | — | $2,550 psf | 549 |
| VELA BAY | 99 years leasehold | — | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 268 | $2,084 psf | 269 |
| THE BAYSHORE | 99-year leasehold | 1038 | $1,232 psf | 245 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
Location Map
Map shows BAYSHORE PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BAYSHORE PARK
- Bayshore MRT
- Siglap MRT
- Bedok South MRT
- Dunman High School
- Dunman High School (JC)
- Victoria School
Nearby MRT Stations
BAYSHORE PARK is 640m from Bayshore MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bayshore | TE29 | Thomson-East Coast Line | 640m |
| Siglap | TE28 | Thomson-East Coast Line | 1.0 km |
| Bedok South | TE30 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 13 schools within 2 km of BAYSHORE PARK, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Dunman High School | Secondary | 660m |
| Dunman High School (JC) | Jc | 660m |
| Victoria School | Secondary | 960m |
| Victoria Junior College | Jc | 960m |
| Global Indian International School (GIIS East Coast) | International | 1.2 km |
| East Coast Primary School | Primary | 1.2 km |
| Opera Estate Primary School | Primary | 1.3 km |
| Bedok South Secondary School | Secondary | 1.4 km |
| Chung Cheng High School (Main) | Secondary | 1.5 km |
| Temasek Junior College | Jc | 1.5 km |
| Temasek Primary School | Primary | 1.6 km |
| Yu Neng Primary School | Primary | 1.7 km |
Several structural advantages underpin Bayshore Park's investment case, even at 55 years of remaining lease.
TEL Bayshore Station — A Permanent Uplift. The single most consequential recent development is the June 2024 opening of Bayshore MRT (TEL). Before the station opened, the estate's car-dependent nature suppressed values relative to eastern peers. Now, residents can reach Orchard in under 30 minutes and Marina Bay in roughly 20 minutes on a single line. The TEL is not a planning aspiration — it is operational infrastructure, and its value accretion to Bayshore Park is already partially, but not fully, priced in given the ongoing lease discount.
East Coast Park Adjacency — An Irreplaceable Amenity. Bayshore Park's rear boundary faces East Coast Park, Singapore's most popular recreational green lung. Direct access to a 15 km coastal park — cycling paths, beaches, hawker fare at East Coast Lagoon Food Village — is an amenity that no amount of inland condo facilities can replicate. For lifestyle-driven buyers, this is a genuine differentiator.
Undervaluation Relative to OCR Peers. At S$1,300+ psf against an OCR average of S$1,600+ psf, Bayshore Park trades at roughly a 15–20% discount to newer leasehold stock in the same planning region. For buyers who have modelled the lease decay curve and are comfortable with a 10–15 year hold horizon, this discount offers a margin of safety that newer launches in the same area cannot match. Comparable older estates such as Mandarin Gardens — also a 1980s mega-estate in District 15 — have demonstrated that well-connected, large-site leasehold condos can sustain price appreciation into their 50s and 60s of remaining lease, particularly when the surrounding infrastructure is improving.
Large Site Size as En-Bloc Optionality. At 23 acres and 1,083 units, Bayshore Park is among the largest single residential estates in Singapore. While the sheer scale makes a successful collective sale challenging — any bid would need to clear a S$2 billion+ threshold — it also means the plot ratio uplift available to a developer is enormous. The URA's active rezoning of the broader Bayshore precinct adds plausibility to a future en-bloc at a meaningful premium. Buyers who treat the en-bloc as a free option on top of a discounted entry price are applying a rational framework. Historically the estate has made formal attempts in 2007–2008 and again in late 2022; neither succeeded, but the attempts demonstrate ongoing owner interest in collective monetisation as the lease trajectory steepens.
Diverse Unit Mix and Generous Layouts. Bayshore Park was designed to 1980s space standards — a generation when floor plates were larger. Units typically span 624–800 sq ft for two-bedrooms and substantially more for three- and four-bedroom layouts, delivering liveable square footage that modern launches in the same price band rarely offer. For owner-occupiers seeking genuine liveability rather than investment yield optimisation, this is a meaningful practical advantage. Use the affordability calculator or total cost of ownership calculator to size the purchase accurately against your financial profile.
Bayshore Park carries a set of risks that buyers must confront directly rather than discount.
Lease Decay is the Central Risk. With approximately 55 years remaining on a 99-year lease from 1982, Bayshore Park is entering the phase of the lease lifecycle where CPF usage restrictions tighten and bank financing becomes progressively more constrained. HDB's lease buyback and CPF rules mean that buyers under 30 today who plan a long hold will find their CPF usage curtailed as the lease falls below 60 years. For buyers over 45, CPF usage is already subject to accrued interest calculations that reduce effective financing. Use the lease decay calculator to model the precise CPF restriction timeline against your age and anticipated holding period. Bank loan-to-value ratios for properties with fewer than 60 years of lease are commonly capped lower than the standard 75%, raising the cash outlay requirement for future buyers — which dampens resale liquidity over a 10–15 year horizon.
En-Bloc Attempts Have Repeatedly Failed. Despite two formal collective sale attempts (circa 2007–2008 and 2022), Bayshore Park has never achieved the 80% owner consent threshold required under the Land Titles (Strata) Act. The 2022 attempt failed to reach even the 30% quorum needed to constitute a sales committee. The combination of a large owner base with heterogeneous financial interests, the complexity of a S$2 billion+ transaction, and an active population of long-term residents who value the estate's lifestyle over a windfall payout creates structural resistance. Buyers treating en-bloc as a near-term probability rather than a long-dated option are mispricing the risk.
Age of Infrastructure and Renovation Costs. As a 40-year-old estate, Bayshore Park's common facilities — swimming pools, clubhouse, lifts, electrical infrastructure — require ongoing capital expenditure from the sinking fund and, where the fund is insufficient, special levies. Prospective buyers should request a copy of the Management Corporation Strata Title (MCST) financials and sinking fund balance before committing. Aging infrastructure in a large estate can generate unpredictable special assessment costs.
Competition from New Bayshore Launches. The URA's Bayshore transformation is attracting new condo launches — including Bayshore Residences — that will compete directly for the same buyer pool on a freehold or fresh 99-year basis, with modern facilities and full CPF eligibility. As new supply enters the precinct, Bayshore Park's relative discount may widen rather than narrow unless the en-bloc narrative gains traction.
[
{
"persona": "En-bloc Speculator (5–12 yr horizon)",
"fit_color": "green",
"reason": "Bayshore Park's 23-acre site, 55-year lease clock, and improving precinct fundamentals (TEL station, URA transformation) create the preconditions for a renewed collective sale attempt. Entry at a lease-decay discount with a free option on a 2B+ per-unit en-bloc payout is the core thesis. Must tolerate execution risk — two prior attempts failed."
},
{
"persona": "Lifestyle Owner-Occupier (East Coast Park devotee)",
"fit_color": "green",
"reason": "Direct East Coast Park access, generous 1980s unit sizes, full condo facilities, and now-operational Bayshore MRT make this a genuinely liveable address. Ideal for buyers who prioritise daily quality of life over capital gain and plan to stay 10+ years within CPF eligibility windows."
},
{
"persona": "Value-Oriented Investor (10+ yr hold, rental yield focus)",
"fit_color": "yellow",
"reason": "At ~S$1,300 psf versus OCR peers at ~S$1,600 psf, Bayshore Park offers a valuation entry point. Rental demand is supported by expat and local tenant appetite for large units near East Coast Park. However, lease decay will increasingly restrict the tenant pool's CPF-backed purchasing power at exit, compressing the buyer universe and likely the exit multiple. Model the <a href=\"/calculator/roi\">ROI</a> carefully with a conservative exit psf."
},
{
"persona": "First-Timer or Young Couple (under 35, CPF-dependent)",
"fit_color": "red",
"reason": "CPF Ordinary Account usage will be curtailed once the remaining lease falls below 60 years (within roughly 4–5 years at this trajectory). Buyers who rely on CPF for monthly mortgage servicing face increasing out-of-pocket cash obligations over the holding period. A fresh-lease new launch in the same corridor is a safer structural choice for this profile."
},
{
"persona": "Downsizer / Cash Buyer (retiree or near-retiree)",
"fit_color": "green",
"reason": "Cash buyers are immune to the CPF lease restrictions and bank LTV headwinds that constrain other profiles. A spacious Bayshore Park unit at a 15–20% OCR discount, steps from East Coast Park and the TEL, is an attractive lifestyle proposition. En-bloc upside is a bonus rather than a requirement."
},
{
"persona": "Short-Term Flipper (under 3 yr SSD window)",
"fit_color": "red",
"reason": "Seller's Stamp Duty applies for holds under 3 years (12% in year 1, 8% in year 2, 4% in year 3). Combined with the 15–20% BSD+ABSD stack for second-property buyers, the transaction cost hurdle is severe. Bayshore Park's price appreciation is structural and slow-moving — not a short-cycle trade. Use the <a href=\"/calculator/stamp-duty\">stamp duty calculator</a> to quantify the entry and exit cost stack."
}
]
Bayshore Park is a property that rewards buyers who are precise about what they are buying. It is not a growth story in the conventional sense — 55 years of remaining lease is a real constraint, CPF friction will compound over the next decade, and the en-bloc that many owners hope for has twice failed to materialise. Those facts are in the price, which is why the discount to OCR peers is as wide as 15–20%.
What Bayshore Park is is one of Singapore's most compelling optionality plays: a 23-acre land parcel in a precinct the URA is actively transforming, now served by a live MRT station on the TEL, discounted to a level where the lease headwind is largely already absorbed. For the en-bloc speculator with a 5–12 year patience window, the asymmetry is genuinely interesting — the downside is a slow depreciation in a well-connected lifestyle estate, and the upside is a collective sale premium that could represent 30–50% above current market value. For the lifestyle buyer with cash or near-cash financing, the generous floor plates, East Coast Park access, and sub-S$1m entry points are simply hard to replicate in modern District 16 launches.
The buyer who should pause is the CPF-dependent younger buyer or the short-term investor expecting a quick re-rate. For those profiles, the structural headwinds outweigh the discount. But for the right buyer — informed, patient, and clear-eyed about lease mechanics — Bayshore Park at current prices offers more genuine value than most of its newer, shinier neighbours. Run your numbers on the mortgage calculator, model the lease decay impact on your specific age profile using the lease decay calculator, and compare the total holding cost against a new-launch alternative on the comparison tool before deciding.
FAQ
What is the average price for BAYSHORE PARK?
What is the rental yield for BAYSHORE PARK?
Is BAYSHORE PARK freehold or leasehold?
How many years of lease does Bayshore Park have left, and does it affect my CPF usage?
Bayshore Park holds a 99-year lease commencing March 1982, leaving approximately 55 years remaining as of 2026. CPF Ordinary Account usage is permitted only if the remaining lease covers the youngest buyer to age 95. For a 40-year-old buyer today, this means the lease must run at least 55 more years — which it just barely satisfies. However, within the next 4–6 years the usable CPF amount will be progressively capped once remaining lease falls below 60 years, increasing the cash component required for monthly servicing. Buyers should use the lease decay calculator to model the precise restriction timeline against their own age and intended holding period.
Is Bayshore Park a realistic en-bloc candidate?
Bayshore Park has made two formal collective sale attempts — the most recent in late 2022 — and neither succeeded. The 2022 attempt failed even to reach the 30% quorum needed to form a sales committee. The structural challenge is the estate's scale: at 1,083 units, any bid must clear approximately S$2 billion+, and achieving the 80% consent threshold across such a diverse owner base is historically difficult. That said, the lease trajectory (approaching 50 years remaining in the early 2030s) will increase owner motivation over time, and the URA's deliberate transformation of the Bayshore precinct — new BTO estates, TEL connectivity, a 60-hectare coastal town plan — improves the development economics for any future bidder. Treat en-bloc as a low-probability, high-upside option rather than a base-case outcome.
What is the impact of the new Bayshore MRT station on property values?
Bayshore MRT station (Thomson-East Coast Line) opened on 23 June 2024 and sits approximately 3–5 minutes on foot from Bayshore Park's main entrance. The TEL connects directly northbound to Orchard, Caldecott, and Woodlands, and southbound toward Changi Airport in future phases. Prior to the station's opening, Bayshore Road was a car-dependent corridor — this connectivity gap was a persistent valuation discount. The station's opening has partially narrowed that discount, but Bayshore Park's psf (around S$1,300+) still trails the OCR average of S$1,600+ psf, suggesting the lease discount outweighs the MRT premium at current levels. For long-term holders, the station represents a permanent infrastructure uplift that supports rental demand and future resale liquidity.
How does Bayshore Park compare to newer launches in District 16 such as Bayshore Residences?
New launches in the Bayshore precinct — including Bayshore Residences — are being marketed on fresh 99-year leases and with modern facilities, directly targeting the buyer pool that might otherwise consider Bayshore Park. The key trade-off is price versus lease. New launches in the same corridor are expected to price at or above S$1,800–2,000 psf, roughly 35–50% above Bayshore Park's current transacted levels. The premium buys a full lease, CPF-unrestricted financing for decades, and contemporary fittings. Bayshore Park's counter-argument is the en-bloc optionality embedded in its site size, the lifestyle value of East Coast Park adjacency, and the substantially lower absolute entry price. Use the comparison tool to run both scenarios side by side with your specific financing profile.
What ABSD and stamp duty costs apply when buying Bayshore Park?
Buyer's Stamp Duty (BSD) applies to all purchases: 1% on the first S$180,000, 2% on the next S$180,000, 3% on the next S$640,000, and 4% on the remainder (up to the S$1.5 million band). Additional Buyer's Stamp Duty (ABSD) applies for Singapore Citizens buying a second property (20%), Permanent Residents buying a first property (5%), and foreigners (60%). For a S$1.5 million unit, BSD alone is approximately S$39,600; ABSD for a Singapore Citizen second-purchase adds S$300,000. These transaction costs are material and must be factored into any yield or return calculation. Use the stamp duty calculator for a precise breakdown, and the total cost of ownership calculator to integrate BSD, ABSD, legal fees, and agent commissions into your full acquisition cost.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 146 transactions analysed
- Rental data: 1572 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
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