The Bayshore
99-year leasehold development along Bayshore Road in District 16. Older development near East Coast Park and upcoming Bayshore MRT.
Last reviewed: 24 May 2026. Transaction stats sourced from URA caveats and HDB resale references between May 2024 and April 2026; lease and planning data cross-checked with SLA and URA Master Plan 2019.
Walk down Bedok South Avenue 1 at dusk and The Bayshore still does the thing it was designed to do in 1996 — it frames the sea. Twelve towers, 1,038 units, a clubhouse that wouldn't look out of place in a 90s resort brochure, and a five-minute amble to East Coast Park's cycling spine. For three decades that postcard has carried the asking price. The question every 2026 buyer should be asking, though, isn't whether the view still works. It's whether the lease maths still works.
Location: Bedok's Coastal Gateway, Three Lines Deep
Location is where The Bayshore claws back ground. Bedok MRT (EW5) is a 7-8 minute walk via the Bayshore Road overpass, and the future Thomson-East Coast Line extension — scheduled for staged opening from 2027 — will add Bedok South and Sungei Bedok stations within the same walking catchment. Sungei Bedok will also interchange with the Downtown Line, making this pocket one of the few mature-estate locations served by three MRT lines within 1km once the network completes. LTA's official TEL extension plans confirm the alignment.
East Coast Park is the other anchor. The underpass at Bayshore Road delivers you onto the cycling track in under 6 minutes — try doing that from any inland District 15 condo without crossing ECP. For weekend-runners, dog-walkers, and families who treat the park as a third living room, this is genuinely irreplaceable. The commute time map shows the catchment numerically: Raffles Place is 22 minutes door-to-platform via EWL today, dropping to ~18 minutes once TEL east opens.
Schools within 1km include Temasek Primary, Red Swastika, and Bedok Green Primary. The 2025 Phase 2C ballot results from MOE's registration data show Temasek Primary remains oversubscribed, so the 1km priority is a tangible asset — but verify the exact distance for your block, as The Bayshore's footprint stretches.
The 1,038-Unit Question: Facility Load vs Exit Liquidity
A development this large is a double-edged sword. Twelve towers, two large pools, a tennis court, BBQ pits scattered through the grounds, a function hall, and enough green pockets that maintenance fees actually buy you something — 1996-era developers built facility-loads that modern 200-unit projects can't economically replicate. Monthly maintenance for a 3-bedroom currently sits around S$420-480 depending on share value, which is reasonable for the floor area you're getting (most 3-bedders are 1,200-1,400 sqft, generous by 2026 standards).
The flip side is exit liquidity. URA caveats from May 2024 to April 2026 show The Bayshore averaging 14-18 transactions per quarter — healthy turnover, but it also means there's almost always concurrent inventory competing with yours when you sell. In a soft market, that's price discovery you'd rather not provide. Median psf for the period sits in the S$1,180-1,260 range for typical 3-bedroom units on mid-floors, with seaview units commanding a 8-12% premium over inland-facing stacks.
Run the ROI calculator against your assumed exit horizon. If you're planning a 7-10 year hold, you'll be selling into a 2033-2036 market where The Bayshore is past its CPF cliff and the buyer pool has narrowed structurally. That's not necessarily disqualifying — but it has to be priced in at entry, not hoped away.
Sources and Data References
- URA Property Price Index quarterly releases — non-landed RCR psf benchmarks and caveat database (2024-2026).
- CPF Board property usage rules — remaining-lease-to-age-95 formula and pro-rated withdrawal limits.
- LTA Thomson-East Coast Line extension — official station alignments and staged opening timeline.
- IRAS Buyer Stamp Duty schedule — 2024 progressive BSD rates and ABSD bands.
- MOE Primary 1 Registration — Phase 2C ballot data for Temasek Primary and surrounding schools.
Disclaimer: This review reflects publicly available data and analysis as of the date noted above. Property markets move; lease maths, mortgage rates, and government policy all change. Nothing here constitutes financial, legal, or investment advice — consult licensed professionals before committing capital. Always verify current pricing, lease balance, and CPF usage rules against the relevant authority before transacting.
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
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bedok South Secondary School | secondary | Within 1 km |
| Yu Neng Primary School | primary | Within 1 km |
| Dunman High School | secondary | Within 1 km |
| Dunman High School (JC) | jc | Within 1 km |
| Opera Estate Primary School | primary | Within 1 km |
| Bedok Green Primary School | primary | ~1.2 km |
| Bedok View Secondary School | secondary | ~1.2 km |
| Bedok North Secondary School | secondary | ~1.4 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 64 | $1,185 | $1,108,869 |
| 3 BR | 162 | $1,240 | $1,353,159 |
| 4 BR | 18 | $1,331 | $1,906,167 |
| 5 BR | 1 | $1,210 | $2,500,000 |
Pricing & Market Position
Based on 245 recorded transactions, sale prices range from $880,000 to $2,500,000, averaging $1,334,655 (~$1,385 psf).
Rents range from $1,900 to $13,000 per month across 1302 rental transactions. Current rental yield sits at approximately 3.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 31.9% (from $1,041 to $1,372 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,385 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,613 |
| ECO | 99 yrs lease commencing from 2012 | 2017 | 714 | $1,447 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~66 years | Full bank financing available |
| 2032 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2052 | ~39 years | Significant financing restrictions for next buyer |
| 2092 | Expiry | Lease reverts to state |
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)
Head-to-Head: Costa del Sol vs Costa Rhu vs The Bayshore
The fairest comparables aren't freehold East Coast condos — they're the other 99-year leasehold giants of the same vintage approaching the same lease cliff. Compare them side-by-side and a clear picture emerges:
- The Bayshore (TOP 1996, ~66 yrs left, 1,038 units, D16): Best MRT access of the three (Bedok EW5 + TEL/DTL future). Strongest park integration. Largest unit count = highest concurrent-sale risk. Median psf ~S$1,200.
- Costa del Sol (TOP 2003, ~76 yrs left, 906 units, D16): Younger lease by a full decade. Direct sea-fronting blocks command genuine premium. Further from Bedok MRT (12-14 min walk). Median psf ~S$1,560 — the 30% premium is almost entirely the lease difference.
- Costa Rhu (TOP 1997, ~67 yrs left, 729 units, D15): Tanjong Rhu setting, closer to CBD, but no direct MRT until TEL Tanjong Rhu opens. Lease profile nearly identical to The Bayshore. Median psf ~S$1,750 — that's the District 15 postcode premium plus the future TEL upside.
The takeaway: The Bayshore is the cheapest entry into the East Coast 99LH cohort, and the lease/exit-liquidity discount is doing the heavy lifting. Whether that's a bargain or a warning depends entirely on your holding period and tolerance for the CPF cliff conversation in 2032.
The TEL Extension Upside: Real or Already Priced?
The most common bull case for The Bayshore in 2026 is the TEL east extension. Sungei Bedok (TEL/DTL interchange) and Bedok South (TEL) opening in stages from 2027 onwards genuinely strengthens the location. The question is whether the upside is already in the price.
Looking at D16's price heatmap over the 2023-2026 window, The Bayshore's psf grew roughly 11% — broadly in line with the URA Property Price Index for non-landed RCR (URA's quarterly PPI data is the reference; see URA's official PPI releases). It hasn't materially outpaced the index despite the imminent rail upgrade, which suggests the market is discounting the TEL upside against the lease decay headwind. A reasonable interpretation: TEL doesn't unlock a step-change in psf here the way it did for, say, District 9 freehold stock — but it does help cushion the lease drag.
The Lease Decay Headline: 66 Years Left, CPF Cliff in Sight
The Bayshore's 99-year lease commenced around 1993, which leaves roughly 66 years on the clock as of May 2026. That sounds comfortable — until you overlay the CPF usage rules. Under current CPF Board guidance, the remaining lease at the time of purchase must cover the youngest buyer to age 95 for full CPF and HDB loan usage. A 35-year-old buyer in 2026 needs 60 years of lease to clear that bar. By 2032, when The Bayshore crosses the 60-year threshold, that same buyer profile starts hitting pro-rated CPF withdrawal limits — the so-called CPF cliff. CPF's official property usage rules spell out the formula in detail.
What does that mean in practice? Buyers in their late 30s and 40s today face a shrinking pool of future buyers who can deploy maximum CPF six years from now. Valuation derate doesn't wait for the cliff — it front-runs it. We've already seen it in District 15's older 99LH stock, where psf trajectories diverge from freehold neighbours by 1.5-2% per year once a development crosses the 70-year mark. The Bayshore is past that inflection.
Before you go further, run your own numbers. Our lease decay calculator models the Bala's Table depreciation curve against your intended holding period, and the affordability calculator will show you exactly how much CPF you can deploy given the remaining lease at completion.
The En-Bloc Question
With 1,038 units and a sprawling site, The Bayshore is theoretically en-bloc-eligible but practically difficult. The plot ratio under URA Master Plan 2019 is 2.8 with a residential designation, which doesn't dramatically expand the buildable envelope versus the existing density. More importantly, 1,038 owners means assembling the 80% consent threshold is a logistical undertaking that has defeated comparable mature-estate giants. Realistically, don't underwrite an en-bloc upside in your model — treat it as optionality with low probability over a 10-year horizon.
Rental Yield and Tenant Profile
Rental data from URA caveats over the same window shows 3-bedroom units fetching S$4,500-5,400/month, with seaview stacks at the upper end. Against a S$1.55-1.75M entry for a 1,300 sqft unit, gross yield works out to roughly 3.4-3.8% — solid for a mature 99LH project but unspectacular. The rental yield map confirms D16 broadly tracks the islandwide non-landed median.
Tenant mix skews toward expat families (proximity to Temasek Primary, UWCSEA Dover via ECP, ISS International) and pilots/cabin crew (Changi commute). That's a durable demand profile — less sensitive to corporate relocation cycles than CBD-fringe rentals. The cash flow calculator will show you the post-tax monthly position once you factor in maintenance, property tax, and the loan amortisation against a shrinking lease.
Buyer Stamp Duty and Total Cost Realities
A Singapore Citizen buyer purchasing a S$1.6M unit today pays roughly S$44,600 in BSD under the 2024 progressive structure (IRAS's official BSD calculator is the authoritative reference). Permanent Residents pay an additional 5% ABSD. Foreigners now face 60% ABSD post the April 2023 cooling measures — effectively closing the door on non-resident buyers for stock like this. Run the stamp duty calculator and total cost calculator against your exact profile before committing.
If you're refinancing into a Bayshore purchase from another property, the refinancing calculator will model break-even on switching costs against current 3-month SORA-pegged packages, which sit around 3.0-3.3% as of May 2026. For decoupling scenarios — common for couples looking to preserve future ABSD optionality — the decoupling calculator handles the legal cost and BSD implications.
Verdict: Who Should Buy The Bayshore in 2026
The right buyer: An owner-occupier with a 5-7 year horizon who values the East Coast Park lifestyle, three-line MRT access, mature-estate facility-load, and is comfortable selling before the 2032 CPF cliff seriously dents valuations. Families with primary-school-age children targeting Temasek or Red Swastika get genuine 1km utility.
The wrong buyer: A long-hold investor planning 10+ years. The lease maths gets steeper after 2030, the exit window narrows structurally, and a younger 99LH alternative like Costa del Sol — at a 30% psf premium — actually pencils better on a per-remaining-lease-year basis.
The Bayshore in 2026 is a known quantity offered at a known discount for known reasons. There's nothing wrong with that — provided you're buying with eyes open, a horizon shorter than the lease decay curve, and a financing model that doesn't depend on the next buyer being able to deploy maximum CPF.