Bayshore: A New Waterfront Precinct Beside East Coast Park
Updated 2026-09-30
Bayshore is a quiet stretch of the Upper East Coast that is being rebuilt into one of Singapore's largest new housing precincts. It already has its own Thomson-East Coast Line station, three long-established seafront condominiums and thousands of flats and private homes in the pipeline. Hombble currently tracks 284 listings here at an average asking price of S$3,212,185.
What is it like to live in Bayshore?
Bayshore is a low-density coastal pocket at the eastern end of Upper East Coast Road, sitting directly across from East Coast Park and Bedok Jetty. Until recently it held only three private condominiums, Bayshore Park, Costa Del Sol and The Bayshore, which together account for around 3,037 units.
That quiet is temporary. URA marked Bayshore out as a new precinct in the 2019 Master Plan, covering roughly 60 hectares, with published estimates of around 10,000 to 12,500 new public and private homes. The first Bayshore BTO flats were launched in October 2024, and two further projects of 860 and 1,640 flats are part of HDB's October 2026 exercise, both next to the MRT station. These sit under the Plus classification, which carries a ten-year minimum occupation period and a subsidy clawback on resale.
What is for sale at The Bayshore?
The Bayshore is a 99-year leasehold condominium on Bayshore Road, completed in 1996 by Far East Organization, with 1,038 units weighted towards three and four-bedroom layouts. Listings there have recently started from about S$1.18 million, with transactions over the past six months reported between roughly S$1.17 million and S$2.06 million.
It is one of the few Singapore condominiums with an unbroken seaside setting rather than an inland one, and Bayshore MRT is around a six-minute walk. Because the lease started in the mid-1990s, remaining tenure is the main thing to check before making an offer, alongside any sinking fund position and the block's orientation.
How is the transport from Bayshore?
Bayshore station (TE29) opened on 23 June 2024 as part of Thomson-East Coast Line Stage 4, and is currently the line's eastern terminus. ERA puts Marina Bay within about 20 minutes by train and Orchard at about 35 minutes.
Stage 5 extends the line by two stations, Bedok South (TE30) and Sungei Bedok (TE31), projected to open in the second half of 2026. Sungei Bedok will interchange with the Downtown Line, which adds a second rail spine and improves access towards Expo and Changi. LTA ran early closures and late openings across the whole line between 22 May and 4 July 2026 for final systems integration tests. Drivers have the ECP on the doorstep, with the PIE and TPE feeding in from the north.
Housing stock and prices
Hombble is tracking 284 live listings around Bayshore: 211 condominiums, 47 landed homes and 26 HDB flats. The average asking price is S$3,212,185 on an average size of 2,037 sqft, working out to S$1,671 per sqft.
Read that average carefully. It blends 1990s leasehold seafront condominiums with landed housing in the surrounding Upper East Coast streets, so the headline figure sits well above what a resale two or three-bedroom apartment actually costs. The new-build end of the market is a different conversation again. The Bayshore Road government land sale site was awarded at S$658.89 million, or S$1,388 psf per plot ratio, for a 99-year leasehold scheme of about 515 units in two towers of up to 31 storeys, and analysts had estimated launch pricing in the region of S$2,600 to S$2,800 psf. Buyers weighing old against new here are effectively choosing between space today and a newer lease at a materially higher rate.
Amenities and schools
Day-to-day shopping is not on the doorstep yet, which is the honest trade-off for the location. Parkway Parade, i12 Katong, Bedok Mall and Siglap Centre are the main options, with Marine Parade three stops away on the TEL, and Parkway East Hospital is within reach. The Upper East Coast Bus Terminal sits at the edge of the precinct.
Temasek Primary School is across the road from the Bayshore Drive sites and within the 1 km priority radius. Beyond that, the choice thins: Bedok Green Primary, Temasek Secondary, Bedok South Secondary and Bedok View Secondary serve the wider area, and Victoria School in Siglap is nearby. StackedHomes flagged the shortage of primary schools as the clearest weakness of the new BTO sites, so families should check current distances rather than assume coverage.
Outlook for buyers and sellers
Bayshore is the largest injection of housing supply into District 16 in decades, and that cuts both ways. Owners in the three existing condominiums benefit from an MRT station, new retail and new community facilities arriving around them, but they will also compete with several thousand newer homes coming to market in stages.
For buyers, the practical question is timing against construction. The precinct will be a building site for years, and the amenity picture improves gradually rather than at one opening date. For sellers, the window before large new completions land is the stronger one, particularly for larger resale layouts that the new launches are unlikely to match on size.