The Bayshore

Overview & Key Facts

The Bayshore is a 1,038-unit mega-development located along Bayshore Road in District 16, completed in 1996 on a 99-year lease. Developed by Far East Organization — Singapore’s largest private developer, with over 780 projects and 55,000 homes to its name — The Bayshore was the first residential building in Singapore to win the coveted international FIABCI Prix d’Excellence Award for architectural design in 1999, a distinction that signalled its ambition from the outset.

Spread across a generous 450,000-square-foot site with seven 30-storey towers, The Bayshore was designed with a Mediterranean-resort ethos: lush tropical landscaping by the world-renowned firm Belt Collins, whose portfolio includes resort destinations across Asia-Pacific. The architects drew inspiration from the Hanging Gardens of Babylon, and three decades later the mature foliage, cascading greenery, and Spanish-Mediterranean styling give the estate a character that no newly launched development can replicate.

At a current average of $1,326,430 per unit ($1,381 psf over the trailing twelve months) with a gross rental yield of 3.56% supported by 1,279 recorded rental transactions, The Bayshore delivers a rare combination: resort-scale facilities on a mega-site, newly operational TEL MRT stations at the doorstep, and one of the strongest rental track records in the East Coast corridor. The elephant in the room, however, is the lease — approximately 66 years remaining, dropping below the psychologically and financially critical 60-year mark in just six years.

Location & Connectivity

The Bayshore occupies a prime East Coast address on Bayshore Road, sitting between the East Coast Parkway expressway and the emerging Bayshore precinct. Two Thomson-East Coast Line stations now serve the development: Bayshore MRT (TE29), which opened on 23 June 2024, is approximately 500 m away, while Bedok South MRT (TE30), expected to open in the second half of 2026 as part of TEL Stage 5, will be just 400 m from the development. This dual-station proximity is transformative — for nearly three decades, The Bayshore relied on bus services and car access. The TEL now connects residents directly to Orchard (via Stevens interchange), Marina Bay, and Gardens by the Bay, with the future extension reaching Changi Airport by the mid-2030s.

The East Coast lifestyle is The Bayshore’s defining neighbourhood asset. East Coast Park — Singapore’s most popular coastal recreation ground — is directly accessible via an underpass, providing kilometres of cycling paths, beach recreation, a hawker centre, and waterfront dining. Bedok Mall (a short drive or bus ride) and Bedok Interchange offer comprehensive retail and food options. Changi Airport is approximately a 10-minute drive — a genuine daily convenience for frequent travellers and aviation professionals.

The school catchment includes Bedok South Secondary (400 m), Yu Neng Primary (790 m), and the highly regarded Dunman High School (950 m). While no primary school falls within a strict 1 km priority-enrolment radius, the proximity to Dunman High adds appeal for families with secondary-school-age children.

Schools & Education

Facilities

The Bayshore’s facilities are its crown jewel — a resort-scale offering that was ambitious in 1996 and remains genuinely impressive three decades later. The aquatic centrepiece is a main swimming pool complemented by two children’s fun and play pools and a jacuzzi, all set within Belt Collins’s lush tropical landscaping. Four tennis courts, a 6-bay golf driving range, and a 4-hole putting green provide sporting amenities that most modern condominiums cannot match at any price point — a driving range is a rarity in Singapore condominium living.

The fully air-conditioned two-storey clubhouse houses a multi-purpose hall, karaoke room, games room, billiards room, a fully equipped gymnasium, aerobics room, reading room, lounge, and saunas. Eight BBQ pits, two children’s playgrounds, and two fitness corners complete the outdoor amenities. At 450,000 square feet of site area for 1,038 units, the land-to-unit ratio is generous by any standard, and the mature Mediterranean-styled landscaping creates garden corridors, pocket gardens, and shaded walkways that new developments simply cannot replicate without decades of horticultural growth.

“The facilities here are genuinely special — where else in Singapore can you find a driving range and putting green in your condo? The pool is massive, the tennis courts are always available on weekday evenings, and the grounds feel like a resort after 30 years of the trees and plants growing in. The clubhouse is dated inside but the space is there. When Bayshore MRT opened in June 2024, it felt like we got a brand new development overnight — suddenly everything is accessible without a car.”

— Long-term owner-occupier, four-bedroom, since 2005 (PropertyGuru)

The age of the facilities is, however, apparent. Common areas show their years despite ongoing maintenance, and some residents have noted that security protocols could be tighter — the sheer scale of a 1,038-unit estate with multiple access points makes perimeter security inherently challenging. The clubhouse interiors would benefit from modernisation, and some fountain features have been cited as excessively noisy. These are the trade-offs of a mature mega-development: the scale and greenery are irreplaceable, but the finishes reflect their vintage.

Unit Sizes & Layout

The Bayshore offers units ranging from approximately 926 to 1,432 square feet across its seven 30-storey towers — sizes that are notably generous by today’s standards, where new-launch three-bedrooms routinely shrink below 900 sqft. The larger units comfortably accommodate families, and the floor-to-ceiling height and layout proportions reflect mid-1990s design sensibilities that prioritised living space over developer profit margin per sqft.

The unit layouts are straightforward and practical. Bedrooms are well-proportioned, kitchens are enclosed (the norm for 1990s developments), and most units feature a dedicated household shelter. The laundry area design has drawn criticism from some residents as being cramped with limited airflow — a common complaint in developments of this era. Interior finishes are original in many units, meaning buyers should budget $30,000–$50,000 for a comprehensive renovation to bring kitchens, bathrooms, and flooring to modern standards.

The 30-storey height provides genuine elevation options. Higher-floor units benefit from cross-ventilation, sea breezes from the East Coast, and in some stacks, views extending toward Changi Airport and the Straits of Singapore. Lower-floor units enjoy proximity to the extensive ground-level gardens and pools but trade off privacy and airflow.

Pricing & Market Position

Across 252 recorded transactions (all-time), sale prices range from $880,000 to $2,500,000, averaging $1,341,188.

Over the last 12 months, transactions averaged $1,381 psf.

Rents range from $1,900 to $13,000 per month across 1,355 rental transactions. Current rental yield sits at approximately 3.5%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE BAYSHORE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 32.4% (from $1,041 to $1,378 psf).

Neighbourhood Comparison

In the East Coast corridor (District 15–16), The Bayshore ($1,381 psf, 99-year from 1996, ~66 years remaining) competes across two dimensions: lifestyle mega-developments and newer TEL-proximate launches. Sceneca Residence ($2,084 psf, 99-year from 2022) trades at a 51% premium for a brand-new build, fresh 99-year lease, and integrated Tanah Merah MRT access — but delivers a fraction of The Bayshore’s site area and facilities at a boutique 268 units. The Glades ($1,610 psf, 99-year from 2013, ~86 years remaining) at Tanah Merah offers 20 more years of lease runway at a 17% premium with direct MRT access, making it the pragmatic middle ground for buyers who want East Coast living without the lease anxiety.

Urban Vista ($1,492 psf, 99-year from 2014, ~87 years remaining) and ECO ($1,442 psf, 99-year from 2012, ~85 years remaining) are the closest comparables by location and price range, both offering significantly more lease at modest premiums. The Bayshore’s competitive advantage is singular: the resort-scale 450,000 sqft site with facilities — driving range, putting green, four tennis courts, Belt Collins landscaping — that no modern development will ever replicate. The disadvantage is equally singular: 20+ fewer years of lease than every competitor, with all the CPF, financing, and resale implications that entails. Choose The Bayshore for lifestyle and yield; choose the competitors for lease security and capital preservation.

Lease Decay Analysis

The 99-year lease runs from 1993, meaning approximately 33 years have already been consumed. Roughly 66 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~56 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE BAYSHORE across multiple dimensions.

What Residents Say

“We’ve lived here for almost 20 years and watched the neighbourhood transform. The Bayshore MRT opening in June 2024 was life-changing — my commute to the CBD dropped from 45 minutes by bus to 25 minutes door-to-door. The facilities are why we stay: the driving range, the putting green, the massive pool, the gardens that have grown into a tropical paradise. Yes, the clubhouse needs updating and the lease is ticking, but at our age we plan to live here for another 20 years. The value for what you get is remarkable.”

— Long-term owner-occupier, four-bedroom (1,432 sqft), since 2007 (PropertyGuru)

“I rent out my three-bedder at $3,800 per month and have had zero vacancy in four years. Tenants love the East Coast Park access, the pool, and now the MRT. At $1,280,000 purchase price, that’s a 3.56% gross yield which is hard to beat in D16. The lease is the obvious risk — I’m holding for another 5–7 years to ride the Bayshore precinct uplift, then I’ll reassess. The new BTO and GLS launches nearby should bring foot traffic, retail, and community infrastructure that benefits the whole area.”

— Investor-owner, three-bedroom, since 2020 (EdgeProp)

“Proud Bayshore kid — grew up here and the pool is second to none. Really close to the airport, which is great for frequent travellers. The grounds feel like a resort with all the mature trees and landscaping. My only complaints are the security — it’s too easy for strangers to tailgate through the side gates — and some of the fountain features are incredibly noisy if your unit faces the pools. But the overall lifestyle, especially now with MRT access, is hard to match at this price point.”

— Former resident, grew up in The Bayshore (SingaporeExpats)

Strengths & Weaknesses

Verdict

The Bayshore is a development defined by two competing narratives. The bull case is compelling: an award-winning, resort-scale mega-development with facilities that new condos cannot match, sitting at the epicentre of Singapore’s most ambitious precinct transformation, with brand-new TEL MRT stations delivering connectivity that the development lacked for its first 28 years. The 3.56% gross yield, backed by nearly 1,300 rental transactions, demonstrates proven and sustained tenant demand. The Belt Collins landscaping has matured into something genuinely beautiful that no amount of money can fast-track.

The bear case is equally real, and it centres on the lease. With approximately 66 years remaining, The Bayshore will cross below 60 years around 2032. For a 30-year-old buyer today, 66 years of remaining lease will not cover them to age 95 — meaning CPF usage will be pro-rated, not capped outright, but progressively restricted as the lease shortens. Bank loan-to-value ratios will also face pressure as the lease dips below 60 years, and each year that passes makes the financing equation harder for the next buyer. This is not a future concern — it is a present reality that is already affecting the pricing trajectory, as the slight PSF dip from $1,393 to $1,364 in the most recent period suggests.

For owner-occupiers in their 40s or older who plan to live in The Bayshore for 15–20 years, enjoy the resort lifestyle, and accept that exit pricing will be lease-constrained, this is a rational purchase at a PSF that is roughly 35% below new-launch competitors in the same corridor. For yield-focused investors who can rent at 3.56% while the precinct transformation plays out, the near-term economics work. For young buyers planning a 5–10 year hold with a capital-gain exit, the lease arithmetic is unfavourable — the buyer pool narrows with each passing year, and the Bayshore precinct’s new supply (including the GLS site sold at a record $1,388 psf in 2025) will compete directly with resale units carrying a depleting lease.