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This 1,637-unit Bayshore Sails project along Bayshore Road and Bayshore Drive forms the anchor development of the upcoming November 2026 BTO sales exercise.
As the second major wave of public housing rolled out in the fledgling Bayshore waterfront precinct - following the inaugural launch of Bayshore Vista and Bayshore Palms in late 2024 - the development demonstrates HDB’s ongoing urban transformation of Bedok’s coastal edge into a car-lite, vibrant residential district.
- Address: Bayshore Road and Bayshore Drive
- Nearest MRT Station: Bayshore MRT station (Thomson-East Coast Line)
- Total Units: 1,637 units
- Flat Types: 2-room Flexi, 3-room, and 4-room flats (NO 5-room flats offered)
- Waiting Time: 3 Years, 8 months
- Category: Plus
- Minimum Occupation Period:10-year MOP
- Subsidy Clawback: 9%
In terms of flat distribution, the project places heavy emphasis on 2-room Flexi and 4-room flats, complemented by a modest allocation of 3-room units.
The generous proportion of 2-room Flexi homes accommodates elderly right-sizers and eligible singles benefiting from the revised Housing Medical and Flexi framework, supported on-site by integrated eldercare infrastructure including an Active Ageing Centre and a Kidney Dialysis Centre.
Conversely, 3-room flats are previewed in tight supply, making them a fiercely competitive option for smaller households.
Prices
| Unit | Price (99-year lease) |
|---|---|
| 2-room Flexi (Type 1) | $208,000 - $292,000 |
| 2-room Flexi (Type 2) | $272,000 - $360,000 |
| 3-room | $409,000 - $526,000 |
| 4-room | $580,000 - $758,000 |
This 1,640-unit upcoming Bayshore Sails BTO development in Bedok occupies a highly strategic plot bounded by Bayshore Road and Bayshore Drive.
Next to Bayshore MRT station
The site’s primary competitive advantage is its transit-oriented location. Sited directly adjacent to Bayshore MRT station on the Thomson-East Coast Line (TEL), residents will enjoy seamless, direct train connectivity towards the Central Business District, Marina Bay, and Orchard Road without the need for multiple line interchanges.
Furthermore, the proximity to East Coast Park via dedicated park connectors and pedestrian overhead links guarantees exceptional recreational access for outdoor enthusiasts, cycling commuters, and coastal lifestyle seekers.
A new street called Bayshore Drive will be at the centre of the estate, and will include a 400m “transit priority corridor”, as well as shops and other commercial, recreational and medical facilities.
URA Draft Master Plan 2025
The development sits at the core of the Bayshore Urban Village, a 60-hectare coastal precinct heavily detailed in both the URA Master Plan 2019 and the URA Draft Master Plan 2025.
Envisioned as a green, car-lite waterfront neighbourhood, Bayshore is planned to accommodate approximately 10,000 to 12,500 homes (around 7,000 public units and 3,000 to 5,000 private residences).
1-km Bayshore “Main Street”
Sliced horizontally through the precinct, this central spine forms a vibrant linear community boulevard. Lined with shops, street-level eateries, open plazas, and sheltered walkways, it serves as the civic focal point linking both ends of the estate directly to Bayshore MRT and Bedok South MRT stations.
A 400m section along Bayshore Drive will have dedicated cycling paths and sheltered pavements on both sides. There will also be a 3ha central park with open lawns where families can enjoy picnics or take walks.
Car-Lite Transit Priority Corridors
Roads within the enclave are designed to relegate private cars to peripheral connections. Dedicated bus priority corridors, segregated cycling lanes, autonomous shuttle-ready links, and generous footpaths take precedence over conventional traffic lanes, allowing seamless pedestrian flow across the neighbourhood.
About 7,000 Housing Board flats will be built in Bayshore, with the first two Build-To-Order projects to be launched in 2024. The 60ha site will also have 3,000 private homes.
Linear Parks and Seamless Coastal Access
Under the Draft Master Plan 2025’s focus on sustainable, recreation-rich urban nodes, the precinct preserves natural topography and heritage coastal tree lines through dedicated linear green spaces.
Elevated and at-grade pedestrian bridges will safely bridge the East Coast Parkway (ECP), giving residents unobstructed, car-free access directly onto East Coast Park’s beachfront.
Recreational facilities such as children’s playgrounds, fitness stations, and a hardcourt will also be provided.
Furthermore, community infrastructure surrounding the project will be bolstered over the turn of the decade with the upcoming SAFRA Bayshore Clubhouse (targeted for completion around 2030 near Bedok South MRT), positioning this BTO development in the heart of an ultra-modern, fully integrated East Coast enclave.
Currently, the nearest PCF Sparkletots preschools are still found in Bedok and Siglap.
Preschools and Primary Schools
The Bayshore Sails BTO estate itself will have two full-scale preschools, and another preschool across the road in the neighbouring BTO parcel. This high concentration of early childcare spaces ensures that infant care and kindergarten placements can be secured right downstairs, eliminating the morning transit hassle for working parents.
Bayshore Sails will come with shops and an eating house, as well as community facilities including preschools, residents’ network centre, Active Ageing Centre (Care), and kidney dialysis centre.
For Primary 1 registration, primary schools in the immediate vicinity fall within both the 1 km and 2 km boundary envelopes. The standout option is Temasek Primary School, located along Bedok South Avenue 3. Depending on the exact block layout within the site, much of this development sits within the coveted 1 km home-school distance - a vital advantage given that Temasek Primary regularly sees intense oversubscription in Phase 2C.
Just beyond the 1 km mark (within the 1 km to 2 km priority band) lie several established alternatives, including Bedok Green Primary School, Fengshan Primary School, and Opera Estate Primary School. While the 1 km radius does not boast the dense cluster of primary institutions typical of older mature town centres like Bedok Central or Marine Parade, the pairing of on-site preschools with walkability to Temasek Primary makes the site practical for young families.
A couple in their late 30s live in this 5-room BTO flat (1,215 sq ft) at Bedok South Road.
HDB Resale Price Analysis
A stark pricing bifurcation defines the Bedok South and Bayshore resale catchment, separating mature 1970s–1980s stock from recently MOP-ed contemporary developments.
| HDB Resale Age | Remaining Lease | Price Range |
|---|---|---|
| 1970s to 80s - Bedok South Rd, Ave 3 | ~45 to 60 years (Built ~1977 - 1986) | 4-Room: ~$480k - $600k |
| 2021 - Bedok South Horizon BTO | ~90 to 95 years (Built ~2020 - 2022) | 4-Room: ~$1.05M - $1.3M |
Older HDB Flats (Bedok South Road & Avenue 3)
Built predominantly in the late 1970s and 1980s, standard 4-room units change hands at roughly $480,000 to $600,000 ($520 to $650 psf), while spacious Executive units command around $850,000 to $1,000,000. These flats offer generous floor plates but reflect significant lease decay, making them largely an affordability play for buyers who are not overly reliant on long-term capital preservation.
After years of renting in Singapore, French-born Eric Tollemer and his Singaporean wife Sue Yeo live in this 5-room resale HDB (1,323 sq ft) in Bedok South.
Newer HDB Flats (e.g., Bedok South Horizon)
Sited slightly inland along Bedok South Road and completing their 5-year MOP from 2025 onwards, newer standard flats illustrate the massive appetite for fresh 99-year leases near the TEL corridor. Resale 4-room units at Bedok South Horizon routinely cross the $1,050,000 to $1,280,000 mark (averaging well over $1,050 to $1,250 psf), with select 5-room units closing upwards of $1.4 million to $1.54 million.
Because this Bayshore Sails BTO falls under the Plus framework (mandating a 10-year MOP and 9% subsidy recovery clawback upon resale), future sellers will not enjoy the quick 5-year liquidity window seen at Bedok South Horizon.
Nevertheless, the pronounced lease premium commanded by newer flats in District 16 underscores resilient local demand for coastal public housing with direct MRT access.