The Bayshore is one of East Coast Singapore’s most recognisable landmarks — a sprawling 1,038-unit condominium developed by Far East Organization and Sekisui House, sitting at the junction of Bayshore Road and East Coast Park. Completed in 1996 on a 99-year leasehold title commencing circa 1993, the development occupies a rare and irreplaceable position: the only large-scale residential estate with direct, grade-level proximity to East Coast Park’s beachfront promenade. For nearly three decades it has attracted a loyal base of expatriate tenants, East Coast lifestyle enthusiasts, and long-hold investors who prize the park’s green buffer over the density of more central districts. Today, with Bayshore MRT station (TE29) on the Thomson-East Coast Line having opened in June 2024 and a masterplanned new housing estate rising on formerly vacant land just beyond its gates, The Bayshore sits at an inflection point: a mature, lease-ageing asset surrounded by the most significant neighbourhood transformation District 16 has seen in a generation. Buyers and investors in 2026 face a genuinely complex calculus — balancing the genuine lifestyle premium and area tailwinds against a lease clock that has now passed its midpoint, with all the financing and resale implications that entails.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 16 — encompassing Bedok, Upper East Coast, and the Bayshore corridor — is classified as an Outside Central Region (OCR) submarket, historically characterised by strong owner-occupier demand, stable HDB upgrader activity, and a deep expatriate rental pool anchored by international schools along the East Coast Road belt. The Bayshore was among the first large private estates to urbanise the seafront stretch south of the Pan Island Expressway, and for many years it stood somewhat in isolation, buffered by the park to the south and undeveloped state land to the north. That dynamic has shifted decisively since 2023. In October 2023, HDB unveiled its masterplan for the new Bayshore estate — a 60-hectare precinct slated to deliver approximately 10,000 new homes, of which roughly 70% will be public housing. The October 2024 BTO launch introduced Bayshore Palms (710 units) and Bayshore Vista (734 units), both designated “Plus” category flats reflecting the area’s premium waterfront and MRT-adjacent location. The first private new launch on Bayshore Drive — marketed as Vela Bay — broke a 25-year absence of new private supply in the precinct. Layered on top of this estate build-out is the TEL infrastructure now connecting the corridor directly to Orchard (TE14), Marina Bay (TE20), and ultimately to the Cross Island Line interchange at Bright Hill. District 16 as a whole is experiencing a structural rerating, and The Bayshore, by virtue of its land plot and location, stands both to benefit from and be measured against an entirely new pricing benchmark as fresher leasehold stock enters the market.
Transaction data from URA confirms recent resale activity in The Bayshore ranging from approximately S$1,246 to S$1,529 per square foot, with a representative 926 sq ft unit transacting at S$1,404 psf in December 2025. Gross rental yields are estimated at approximately 3.0–3.5%, reflecting competitive rents against units that remain spacious and park-fronting. The development’s 245 recorded URA sales transactions since the project’s completion provide a healthy liquidity history, though annual volumes have moderated as the lease shortens and a larger portion of the owner base adopts a hold-and-lease posture.
We track 245 sales and 1302 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE BAYSHORE dashboard.
- Average sale price: $1,334,655 across 245 transactions
- Estimated gross rental yield: 3.4%
- District 16 PSF ranking: Mid-range (top 65%)
- 99-year leasehold · OCR · D16 · 1038 units
About THE BAYSHORE
THE BAYSHORE is a 99-year leasehold condominium, located at Bayshore Road in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by Far East Organization & Sekisui House, comprising 1038 residential units, completed in 1996.
With approximately 66 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE BAYSHORE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 64 | $1,185 psf | $1,108,869 |
| 3 BR | 162 | $1,240 psf | $1,353,159 |
| 4 BR | 18 | $1,331 psf | $1,906,167 |
| 5+ BR | 1 | $1,210 psf | $2,500,000 |
Sales Market Overview
THE BAYSHORE has recorded 245 sale transactions with an average transaction price of $1,334,655, ranging from $880,000 to $2,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 53 | $1,041 psf | $1,134,191 | — |
| 2022 | 55 | $1,146 psf | $1,212,176 | ↑ 10.1% |
| 2023 | 41 | $1,279 psf | $1,440,580 | ↑ 11.7% |
| 2024 | 45 | $1,348 psf | $1,408,458 | ↑ 5.4% |
| 2025 | 30 | $1,393 psf | $1,496,046 | ↑ 3.3% |
| 2026 | 21 | $1,372 psf | $1,565,852 | ↓ 1.5% |
THE BAYSHORE ranks in the top 65% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, THE BAYSHORE trades 20.5% below the segment benchmark.
Loading chart data...
Rental Market Overview
THE BAYSHORE has recorded 1302 rental transactions with monthly rents averaging $3,785/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 861 | $3,440/mo | $1,900/mo | $5,500/mo |
| 3 BR | 338 | $4,205/mo | $2,300/mo | $5,700/mo |
| 4 BR | 99 | $5,074/mo | $3,000/mo | $8,000/mo |
| 5+ BR | 4 | $10,678/mo | $9,000/mo | $13,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 268 | $2,818/mo |
| 2022 | 282 | $3,544/mo |
| 2023 | 246 | $4,307/mo |
| 2024 | 240 | $4,144/mo |
| 2025 | 207 | $4,204/mo |
| 2026 | 59 | $4,224/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, THE BAYSHORE delivers an estimated gross rental yield of 3.4%. 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 GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
| ECO | 99 yrs lease commencing from 2012 | 714 | $1,447 psf | 207 |
Location Map
Map shows THE BAYSHORE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE BAYSHORE
- Bedok South MRT
- Bayshore MRT
- Tanah Merah MRT
- Sungei Bedok MRT
- Bedok South Secondary School
- Yu Neng Primary School
- Dunman High School
Nearby MRT Stations
THE BAYSHORE is 400m from Bedok South MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bedok South | TE30 | Thomson-East Coast Line | 400m |
| Bayshore | TE29 | Thomson-East Coast Line | 500m |
| Tanah Merah | EW4 | East-West Line | 1.4 km |
| Sungei Bedok | TE31 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 16 schools within 2 km of THE BAYSHORE, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bedok South Secondary School | Secondary | 400m |
| Yu Neng Primary School | Primary | 790m |
| Dunman High School | Secondary | 950m |
| Dunman High School (JC) | Jc | 950m |
| Opera Estate Primary School | Primary | 970m |
| Bedok Green Primary School | Primary | 1.2 km |
| Bedok View Secondary School | Secondary | 1.2 km |
| Bedok North Secondary School | Secondary | 1.4 km |
| Fengshan Primary School | Primary | 1.5 km |
| Ping Yi Secondary School | Secondary | 1.7 km |
| Victoria School | Secondary | 1.9 km |
| Victoria Junior College | Jc | 1.9 km |
1. Irreplaceable East Coast Park frontage. The Bayshore is physically abutting East Coast Park — a 15-kilometre coastal greenbelt that cannot be replicated or built over. Residents access cycling trails, beach barbecue pits, seafood restaurants, and jogging paths within a one-minute walk. In a city that increasingly values biophilic living and greenery, this adjacency commands a durable lifestyle premium that transcends any single property cycle.
2. TEL connectivity catalyst (Bayshore MRT TE29, opened June 2024). Bayshore MRT station opened as part of TEL Stage 4 on 23 June 2024, placing The Bayshore within walking distance of a direct interchange line connecting to Marina Bay (approximately 12 minutes), Orchard (approximately 25 minutes by train), and Shenton Way. Prior to June 2024, residents relied on buses or a drive to Bedok MRT (EWL) — a gap that structurally suppressed rental and resale demand. The station’s opening has already begun to reprice the corridor, and TEL Stage 5 (Bedok South, Sungei Bedok) is scheduled to open in H2 2026, further deepening line utility. Use our affordability calculator to model how reduced commute costs affect effective housing value.
3. New Bayshore estate as a neighbourhood anchor. The arrival of 10,000 new homes — including “Plus” BTO flats, Vela Bay private launch, and planned retail and community amenities — will transform the immediate precinct from a sleepy enclave into a fully serviced neighbourhood. New F&B, commercial, and community nodes will draw foot traffic and improve daily-living convenience for existing residents. This mirrors the transformation seen along the Bidadari and Tengah corridors, where established private condos benefited from the estate build-out around them.
4. Large, well-facilitated development with strong rental tenancy. At 1,038 units spread across multiple blocks, The Bayshore offers a full-facilities complement — pools, tennis courts, BBQ areas — at a scale that supports competitive rental positioning against newer but smaller developments. The expatriate tenant pool, particularly professionals working along the East Coast and in the CBD, continues to generate consistent occupancy. Gross yield of approximately 3–3.5% is competitive for an OCR leasehold asset of this vintage.
5. Far East Organization + Sekisui House pedigree. Far East Organization is Singapore’s largest private developer by residential project count, with a track record of durable construction quality and well-maintained estate infrastructure. Sekisui House, Japan’s largest homebuilder, brings engineering and sustainability credentials that translate to above-average long-term structural quality — a meaningful factor when assessing a 30-year-old building’s maintenance trajectory.
1. Lease decay is the central risk — and the arithmetic is unforgiving. The Bayshore’s 99-year lease commenced circa 1993, meaning approximately 66 years remain as of 2026. While 66 years sounds comfortable, Singapore’s financing and resale framework imposes hard constraints well before the lease expires. CPF usage for property purchases is pro-rated when the remaining lease at the point of purchase does not cover the buyer to age 95. For a 35-year-old buyer in 2026, this threshold begins to bite at approximately 60 years remaining — only six years away. Bank loan tenures are similarly capped by remaining lease, reducing the maximum loan period and increasing monthly servicing costs relative to a new-launch equivalent. By the time the property reaches 60 years remaining (circa 2032), a meaningful segment of potential buyers will face CPF restrictions, and the buyer pool will materially narrow. Use our lease decay calculator to model how the remaining tenure affects your CPF usage entitlement and total financing cost at different purchase ages.
2. Competition from new-launch supply at higher lease tenure. Vela Bay (Bayshore Drive GLS, expected TOP 2029–2030) will launch with a fresh 99-year lease in the same immediate neighbourhood, at comparable or higher PSF. For buyers prioritising lease tenure — particularly younger buyers and those relying on CPF — a fresh-lease unit in the same precinct is a structurally superior product, even at a price premium. The Bayshore’s PSF discount relative to new launches must be weighed against the “lease cost” embedded in 33 years of elapsed tenure.
3. En bloc optionality is limited and uncertain. The Bayshore’s 1,038-unit scale and land area on face value suggest en bloc potential, but the practical hurdles are substantial. Achieving the required 80% consensus among 1,038 owners is logistically complex. Any prospective buyer would be acquiring a 60+-year leasehold site (by the time any en bloc completes), meaning the land component must be priced to accommodate a fresh-cycle development on a tenure-discounted plot. There is no publicly confirmed collective sale attempt or study as of 2026. Buyers should not underwrite acquisition economics on en bloc optionality.
4. Older building fabric and rising maintenance costs. At 30 years of age, The Bayshore is entering the phase where sinking fund contributions, lift replacement cycles, and facilities refurbishment become recurring capital calls. Buyers should review the MCST’s sinking fund balance and maintenance fee trajectory before committing. Older buildings in this lease band often face a cycle of deferred expenditure as owner demographics skew toward long-tenured residents with higher price sensitivity to levies.
5. Resale liquidity risk as the lease shortens. As the property crosses the 60-year remaining lease threshold in the early 2030s, market liquidity will tighten. A smaller eligible buyer pool — restricted by CPF and bank loan rules — means longer marketing periods and greater price sensitivity at resale. Exit planning should account for this compression window. Buyers targeting a 7–10 year hold should model their exit in a 56–59 year remaining lease environment and stress-test pricing against that backdrop using our ROI calculator.
[
{
"persona": "Expatriate tenant or landlord investor (5–8 yr hold)",
"fit_color": "green",
"reason": "The Bayshore’s East Coast Park frontage, TEL connectivity, and large unit sizes continue to attract a strong expatriate rental pool. Gross yields of ~3–3.5% are competitive for the OCR segment. Investors with a medium-term hold and clear exit before the 60-year lease threshold will find the risk-return profile workable, particularly at current PSF levels below new-launch benchmarks."
},
{
"persona": "Owner-occupier lifestyle buyer (East Coast enthusiast)",
"fit_color": "green",
"reason": "For buyers who genuinely want to live beside East Coast Park — weekend cycling, beach mornings, park connector runs — The Bayshore remains one of a very small number of condominiums that deliver this lifestyle directly. If the buyer plans an extended owner-occupier horizon and is not CPF-constrained, the lifestyle premium justifies the lease cost relative to inland alternatives."
},
{
"persona": "HDB upgrader using significant CPF (age 30–40)",
"fit_color": "amber",
"reason": "CPF withdrawal eligibility for properties with fewer than 60 years remaining lease (expected circa 2032) creates a financing cliff risk for buyers in their 30s today. The available CPF usage is already pro-rated and will continue declining. Buyers relying heavily on CPF should model their exact entitlement carefully using the <a href=\"/calculator/stamp-duty\">stamp duty</a> and <a href=\"/calculator/total-cost\">total cost calculators</a>, and consider whether a fresh-lease alternative better suits their CPF position."
},
{
"persona": "Long-term capital appreciation investor (10+ yr hold)",
"fit_color": "amber",
"reason": "The area catalyst — TEL, new Bayshore estate, Plus BTO anchor — is real and should support prices in the medium term. However, the compounding lease decay headwind will increasingly offset area appreciation over a decade-long horizon. PSF growth needs to outpace lease-value erosion to deliver real capital gains. The risk-adjusted case is not compelling for buyers primarily motivated by capital upside when fresher-lease options exist in the same precinct."
},
{
"persona": "En bloc speculator",
"fit_color": "red",
"reason": "No confirmed en bloc study or collective sale attempt is in progress as of 2026. The 1,038-unit consensus hurdle is among the highest in Singapore, and any completed deal would be on a 60+-year remaining lease site, limiting developer upside and bid pricing. Acquiring primarily on en bloc optionality is not supported by current evidence."
},
{
"persona": "Older buyer (age 55+) seeking lock-and-leave home",
"fit_color": "green",
"reason": "For buyers aged 55 and above, the CPF lease-coverage calculus is more favourable — the 66 remaining years comfortably covers the age-95 threshold, enabling full CPF usage. Paired with the park lifestyle, manageable commute via TEL, and large unit formats, The Bayshore is a strong fit for downsizers or retirees who want East Coast living without the premium of a new launch."
}
]
The Bayshore is a property that rewards buyers who are honest with themselves about what they are buying: a mature, lease-ageing lifestyle asset in a precinct undergoing genuine transformation, not a growth vehicle competing on tenure and appreciation yield. The TEL opening in June 2024 was the single most significant positive re-rating event in the development’s recent history, eliminating the connectivity discount that had structurally suppressed demand for years. The Bayshore estate masterplan — 10,000 homes, “Plus” BTO classification, new retail and community nodes — provides a credible neighbourhood anchor that will sustain rental demand and lifestyle desirability well into the 2030s. Against this, the lease clock ticks with arithmetic precision. At approximately 66 years remaining in 2026, the property sits six years from the CPF usage cliff, and buyers must plan their exit well before that threshold narrows the eligible buyer pool. The current PSF range of S$1,246–S$1,529 reflects genuine value relative to new-launch pricing in the corridor — but that discount is partly compensation for the lease tenure gap, not pure mispricing. The right buyer for The Bayshore in 2026 is an owner-occupier who wants East Coast Park living today, or a landlord investor with a clear 5–8 year hold strategy and a realistic exit plan before the 60-year lease threshold bites. For everyone else — especially CPF-dependent upgraders and long-horizon capital investors — compare carefully against Vela Bay and the next cycle of fresh-lease supply before committing. Use our mortgage calculator to stress-test your servicing costs and our property comparison tool to benchmark The Bayshore directly against current alternatives in District 16.
FAQ
What is the average price for THE BAYSHORE?
What is the rental yield for THE BAYSHORE?
Is THE BAYSHORE freehold or leasehold?
How many years of lease remain on The Bayshore in 2026?
The Bayshore’s 99-year leasehold title commenced circa 1993, leaving approximately 66 years remaining as of 2026. This places it above the 60-year CPF threshold for now, but buyers should note that the property will cross that threshold around 2032, at which point CPF withdrawal eligibility becomes pro-rated and the buyer pool will narrow materially. Use our lease decay calculator to model the exact CPF impact at your age and intended purchase price.
How far is The Bayshore from Bayshore MRT station?
Bayshore MRT station (TE29 on the Thomson-East Coast Line) opened on 23 June 2024 and is within walking distance of The Bayshore — typically estimated at 5–8 minutes on foot depending on the specific block. The TEL provides direct access to Marina Bay (approximately 12 minutes), Shenton Way, and Orchard without a line change, substantially improving the development’s connectivity compared to its pre-2024 reliance on bus or Bedok MRT (EWL).
What is the en bloc potential of The Bayshore?
As of 2026, there is no publicly confirmed collective sale study or en bloc attempt underway at The Bayshore. The development’s 1,038-unit scale means that achieving the 80% owner consensus required under the Land Titles (Strata) Act is a significant hurdle. Any prospective developer would also be bidding on a site with approximately 66 years of remaining lease, which caps the redevelopment margin and limits reserve price potential relative to a freehold or fresh-leasehold site. Buyers should not acquire primarily on en bloc optionality.
How does the new Bayshore estate development affect The Bayshore condominium?
The new Bayshore housing estate — masterplanned by HDB in 2023 and covering approximately 60 hectares north of the existing condominiums — is broadly positive for The Bayshore. The planned 10,000 new homes (including “Plus” BTO flats and private launches like Vela Bay) will bring new retail, F&B, and community infrastructure to the precinct, improving daily-living convenience. The “Plus” BTO classification reflects the government’s recognition of the waterfront and MRT premium, which supports area-level pricing credibility. However, the new private supply will also introduce fresher-lease competition at higher PSF, providing an alternative for tenure-sensitive buyers.
Can I use CPF to buy The Bayshore in 2026?
Yes — with approximately 66 years of lease remaining in 2026, CPF usage is still available in full for most buyers, provided the remaining lease covers the youngest buyer to age 95 (i.e., the lease must extend to at least the buyer’s age + the years to 95). For a 29-year-old buyer in 2026, the required remaining lease is 66 years — exactly at the boundary. Buyers aged 30 or above can use CPF fully today, but as the remaining lease shortens each year, the eligible CPF amount will be pro-rated for progressively more age groups. This creates a tightening financing window — model your specific position carefully with our affordability calculator before committing.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 245 transactions analysed
- Rental data: 1302 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for THE BAYSHORE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.