Bayshore is the largest new private housing supply the East Coast has seen in a generation. Reported scale is 10,000 to 12,500 homes. The first sites launched in 2024. The MRT station is already open.
It also sits just outside District 15, in District 16, which is exactly why East Coast owners keep getting told it does not concern them.
It does. A new precinct of that size, one subzone away, changes what a buyer compares your home against.
Bayshore is a planned waterfront precinct beside East Coast Park, and it is further along than most people realize.
The first BTO and GLS sites were launched in 2024. This is not a proposal at study stage. Land has been sold, flats have been balloted, and the first private project, Vela Bay, already has a page and a price list.
The Master Plan gives the precinct an integrated transport hub, a central park, a school and a transit priority corridor. The intent is a walkable district with the park on one side and the MRT at the centre.
On the public housing side, the Bayshore subzone already holds 1,444 flats across 2 blocks. That is the beginning of the residential population, not the end of it.
The 10,000 to 12,500 homes figure is the one to handle with care. It is a media figure rather than a URA commitment. Use it for scale. Do not use it for maths on a specific project.
This is the detail that most Bayshore commentary still gets wrong.
Bayshore station, TE29 on the Thomson-East Coast Line, is operating. So are Siglap TE28, Marine Terrace TE27, Marine Parade TE26, Tanjong Katong TE25, Katong Park TE24 and Tanjong Rhu TE23.
The entire East Coast stretch of the line is running. Anyone still telling you the Bayshore train is “coming” is working off an old brief.
That matters for how you read the precinct. A new district usually asks buyers to accept years of inconvenience before the infrastructure lands. Bayshore is the unusual case where the transport arrived before the homes did. The Thomson-East Coast Line has already rewired East Coast property, and Bayshore is being built into a network that already works.
Bayshore is not empty ground. 3 large projects already define the pocket, and their resale record is the closest thing to a price floor the new stock has.
| Project | Units | Lease from | Median psf | 2026 median |
| Bayshore Park | 1,083 | 1982 | $1,277 | $1,268 |
| The Bayshore | 1,038 | 1993 | $1,286 | $1,387 |
| Costa del Sol | 906 | 1997 | $1,737 | $1,999 |
Costa del Sol has moved from a $1,447 median psf in 2021 to $1,999 in 2026. That is the strongest run of the 3, and it is the youngest lease of the 3. The Bayshore is up from $1,054 to $1,387 over the same period.
Bayshore Park is the outlier. Its 2026 median of $1,268 psf sits below its 2023 figure of $1,324, and its lease started in 1982, leaving 55 years. Same story as the older leasehold stock across the boundary in Siglap.
Read those 3 rows together and the pattern is clean: in this pocket, the lease explains the price better than the address does.
Here is what Bayshore does to District 15.
District 15 is 94% freehold. 445 of its 475 projects hold freehold title. The freehold heartland is the district’s defining feature and its main pricing argument.
Bayshore is 99-year, new, and next door.
For a buyer with a budget and a shortlist, that creates a real choice that did not exist 3 years ago: a brand new leasehold home with a station, a park and a school being built around it, against an older freehold home in Siglap, Frankel or Marine Parade at a similar price.
The freehold argument does not lose that fight. It does have to be made properly now, and it turns on holding period. If you are selling inside 10 years, new leasehold with fresh infrastructure competes hard. If you are holding for 30, freehold does what freehold does.
What this genuinely pressures is the older leasehold stock on the District 15 side. A buyer choosing between a 1982 lease in Siglap and a new 99-year lease at Bayshore, at comparable money, is not going to pick the shorter one for the address alone.
If you are weighing new leasehold against older freehold on this coast, send me both addresses on WhatsApp and I will run the comparables side by side.
Wait if you want new, and you can wait. More Bayshore sites are coming. A precinct releasing land in phases gives later buyers more information than earlier ones, and you already know the station works.
Do not wait if you want space for the money. The older leasehold projects on both sides of the boundary trade between $1,017 and $1,286 psf, and they are large units. New Bayshore stock will not come close to that per square foot, and new layouts are smaller.
Do not wait if freehold is the point. Bayshore has none. If tenure is your reason for buying on the East Coast, the answer is on the District 15 side and always was. Start with the family guide.
Wait if schools and amenities matter more than tenure. A precinct built with a school and a transport hub designed in from the start is a genuinely different product from a 1980s project retrofitted into a modern network.
Watch the release phasing before you commit to waiting. A precinct of 10,000 to 12,500 homes does not arrive at once. Land is sold in tranches over years, and each tranche prices off the one before it. Buyers who moved first at a new precinct have historically paid for the privilege of guessing, while buyers who waited 2 or 3 tranches bought with actual transacted evidence in hand.
The cost of waiting is rent or a stalled move, and that is a real cost. The benefit is information. Which one wins depends on how much of your decision is already made.
If you already own in the Bayshore pocket, hold and watch the lease. Costa del Sol’s run since 2021 shows what a newer lease does in this location. Bayshore Park’s flat 3 years shows the other side of it.
Worth being plain about the gaps, because a new precinct is usually sold on what it will have.
No freehold. Not one site. If tenure is the reason you are shopping the East Coast, Bayshore is not a candidate at any price.
No track record. The 3 existing projects give you a price floor for the pocket, but they are 1980s and 1990s stock. Nothing tells you yet what a 2029 Bayshore project resells for in 2040.
No mature amenity yet. The school and the transport hub are planned. Planned is not built. Compare that with Katong or Joo Chiat, where the food, the schools and the shophouse streets have been there for decades and are the actual product.
No large-unit value. New layouts are smaller than the 1980s stock next door. A family needing 1,400 square feet will find it cheaper across the boundary in Siglap or Frankel, on a shorter lease.
That is 4 real gaps against 1 large advantage, which is that everything at Bayshore will be new and built to a plan. Whether that trade works is a personal call, and it is worth making it deliberately rather than on a showflat visit.
No. The Bayshore subzone is District 16, and all 21 of its projects are D16. It sits directly beside District 15 and competes with it for the same buyers.
Reported at 10,000 to 12,500. That is a media figure rather than a URA commitment, so treat it as scale rather than a fixed number.
Yes. Bayshore TE29 is operating, along with the whole East Coast stretch of the Thomson-East Coast Line from Tanjong Rhu to Bayshore.
Bayshore Park at 1,083 units, The Bayshore at 1,038 and Costa del Sol at 906, plus 1,444 flats across 2 blocks in the subzone. The first new private project is Vela Bay.
Not across the board. The pressure lands on older leasehold stock competing at similar money. Freehold in Katong, Amber, Meyer and Frankel is a different product with a different buyer.
It depends entirely on your holding period. Inside 10 years, new leasehold with working infrastructure competes strongly. Over 30, freehold earns its premium.
Bayshore is the rare new precinct where the train arrived first and the homes are following, and that makes it a genuine competitor to the East Coast rather than a distant plan. If you are deciding between waiting for it and buying across the boundary now, message me on WhatsApp and we will work out which side of the line your money does better on.
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