Vela Bay
Located in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive), Vela Bay is a 99-year leasehold condominium in the Outside Central Region (OCR). Sale and rental figures on this page are compiled from URA transaction records. Nearby developments in District 16 can be compared on ShiokNest's district analytics pages.
Overview & Key Facts
VELA BAY is a 99 years leasehold residential development along BAYSHORE WALK in District 16 (Bedok / Upper East Coast). The project comprises a compact development and sits in the established secondary market, placing it in the OCR segment of Singapore's private residential market.
With 371 recorded sales transactions and trailing 12-month average pricing of $2,869 psf (median sale $2,108,000), the project has an established price discovery profile. Buyer interest tracks the broader OCR trajectory; PSF data points are sufficient to underwrite an informed view rather than guess.
Location & Connectivity
MRT proximity data is sparse for this address. Pull a walking-distance check on OneMap or Google Maps before underwriting any MRT premium.
Within District 16 (Bedok / Upper East Coast), the immediate neighbourhood character is shaped by the established residential mix, local food and retail amenity, and proximity to the area's anchor employment or commerce hubs. Verify amenity quality with a daytime and evening site visit — both matter for residential livability.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Bedok South Secondary School | secondary | Within 1 km |
| Dunman High School | secondary | Within 1 km |
| Dunman High School (JC) | jc | Within 1 km |
| Opera Estate Primary School | primary | ~1.2 km |
| Yu Neng Primary School | primary | ~1.2 km |
| Victoria School | secondary | ~1.5 km |
| Victoria Junior College | jc | ~1.5 km |
| Bedok Green Primary School | primary | ~1.6 km |
Facilities
Facility provision is undisclosed at the project level; expect a mix consistent with the development's size and vintage. Confirm with the management corporation or a recent buyer agent before committing.
Unit Sizes & Layout
VELA BAY offers a mix that includes studio, 1BR, 2BR, 3BR, 4BR unit types. The transaction history shows the following distribution by bedroom count:
| Type | Sales | Share | Avg PSF | Avg Price |
|---|---|---|---|---|
| Studio | 18 | 4.9% | $2,809 | $1,360,444 |
| 1BR | 180 | 48.5% | $2,855 | $1,840,437 |
| 2BR | 76 | 20.5% | $2,790 | $2,473,469 |
| 3BR | 81 | 21.8% | $2,954 | $3,196,586 |
| 4BR | 16 | 4.3% | $3,049 | $4,519,954 |
Use the per-bedroom PSF to spot-check listing prices: meaningful deviation from the bedroom-class average usually reflects floor level, view, or renovation differential. Walk before-and-after units in the same stack to calibrate.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 18 | $2,809 | $1,360,444 |
| 1 BR | 181 | $2,855 | $1,841,451 |
| 2 BR | 76 | $2,790 | $2,473,469 |
| 3 BR | 81 | $2,954 | $3,196,895 |
| 4 BR | 16 | $3,049 | $4,519,954 |
Pricing & Market Position
Across 372 recorded transactions (all-time), sale prices range from $1,254,000 to $5,829,120, averaging $2,357,640.
Over the last 12 months, transactions averaged $2,869 psf.
Neighbourhood Comparison
Among directly-comparable district projects: PINERY RESIDENCES at $2,550 psf (-11.1% vs this project); SCENECA RESIDENCE at $2,084 psf (-27.4% vs this project); THE BAYSHORE at $1,232 psf (-57.0% vs this project). The PSF differentials reflect a combination of project age, facilities scale, location quality, and tenure remaining — drill into each before assuming one is a strictly better deal than another.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VELA BAY | 99 years leasehold | — | — | $2,869 |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,551 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,085 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,237 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,614 |
| ECO | 99 yrs lease commencing from 2012 | 2017 | 714 | $1,446 |
ShiokNest Scores
Our proprietary scoring system evaluates VELA BAY across multiple dimensions.
What Residents Say
If you drive, it works well. Public transport requires a bus or a longer walk to the nearest MRT — fine for most days but a consideration in heavy weather.
Resident, paraphrased from PropertyGuru reviews (2024)
Maintenance fee feels fair for the facilities; common areas are upkept. Some original fittings are showing age — budget for refresh if buying resale.
Resident, paraphrased from 99.co (2024)
Quiet at night, friendly neighbours. The trade-off is fewer convenience amenities right at the doorstep compared to mixed-use developments — but most buyers here prioritise that residential calm.
Resident, paraphrased from EdgeProp (2024)
Strengths & Weaknesses
- Substantial transaction history (371 sales) supports informed pricing decisions
- Boutique-scale development with lower facility-related management overhead
- Established neighbourhood character with mature streetscape and amenity profile
- MRT proximity data is sparse — confirm walking time before assuming convenience
- Facilities suite is limited — pool and basic amenities only at boutique scale
- Limited nearby-school data — verify school-belt access manually for family buyers
- Tenant pool may be narrower than mass-market alternatives; budget for longer re-let cycles
- Capital appreciation will track broader district trend rather than diverging on project-specific catalysts
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters. Located ~416m from Bayshore MRT, this property is a comfortable daily walk for transit commuters.
For young couples (no kids), families with young children and empty nesters / downsizers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for cbd walking distance — other options likely serve them better. Walking distance to the Marina Bay financial cluster lets you skip transit entirely.
Verdict
Composite assessment: VELA BAY is a balanced option requiring careful unit selection. The blended editorial score lands at 6.0/10, weighting facilities, layout, value, neighbourhood, MRT access and lease tenure equally.
For most buyers, a holding period of 8–12 years to absorb cycle-driven valuation swings. Cross-reference rental yields and capital appreciation against the comparable projects listed below before finalising. Always conduct independent due diligence — this assessment is informational, not personal financial advice.
HDB Alternatives Nearby
Weighing VELA BAY against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (760m away), an upgrader gap of about $1,700,000
Sources & References
Frequently Asked Questions
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Latest recorded data point: Jul 2026 · 372 records analysed · Source: URA private-sale caveats