Bayshore Drive GLS Mixed Development — Singapore’s New Waterfront Township 2026

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Singapore’s waterfront living story is being rewritten, and the chapter that matters most for 2026 buyers is unfolding along Bayshore Drive. The Bayshore Drive GLS site — a landmark 5.74-hectare mixed commercial-residential plot on the Confirmed List for the first half of 2026 — is not just another new launch. It is the anchor development in what URA has designated as one of Singapore’s most strategically important urban transformation corridors. With an estimated 480 residential units, integrated commercial amenities, a future Thomson-East Coast Line MRT station at the doorstep, and East Coast Park steps away, Bayshore Drive represents Singapore’s most compelling new live-work-play waterfront township opportunity in a generation.

What Is the Bayshore Drive GLS Mixed Development?

The Bayshore Drive GLS is a Commercial and Residential (mixed-use) Confirmed List site under Singapore’s Government Land Sales programme for the first half of 2026. It is one of the largest and most significant mixed-use parcels to come to market in the East Coast / Bedok submarket in recent memory. Here are the essential specifications:

• Location: Bayshore Drive, near Eunos Avenue 3, District 16, OCR (Outside Central Region)
• Land Area: 5.74 hectares — one of the largest GLS mixed-use sites in Singapore in recent years
• Gross Plot Ratio (GPR): 2.6
• Estimated Residential Units: ~480 units
• Commercial Component: Integrated retail, F&B, and amenity spaces forming the commercial podium
• Estimated Tender Launch: March 2026
• Development Classification: Mixed Commercial & Residential — residents will have retail, F&B, and services built into their development

As a Confirmed List site, the Bayshore Drive GLS will proceed to tender regardless of prevailing market conditions — providing developers with certainty on land availability and buyers with a reliable pipeline date. The 5.74-hectare footprint is expansive enough to support a master-planned community with distinct residential towers above a commercial podium — not unlike the integrated development model that has defined Singapore’s most successful mixed-use projects at Paya Lebar Quarter, One Holland Village, and Midtown Modern.

Note: The developer Sing-Haiyi Garnet (Vela Bay) has already been awarded a related parcel in the Bayshore precinct; the Bayshore Drive GLS represents the major mixed-use anchor site that will define the township character of the entire precinct for decades to come. For the full picture of Singapore’s 2026 GLS pipeline, see our comprehensive guide to Singapore GLS tender 2026.

The Bayshore Precinct Transformation — URA’s Masterplan Vision

Context matters enormously in Singapore real estate, and no context matters more for the Bayshore Drive GLS than the URA’s long-range masterplan for this precinct. Bayshore is not a speculative storyline — it is a gazetted transformation corridor with committed infrastructure investment already underway.

Thomson-East Coast Line (TEL) — Bayshore MRT Station

The single most transformative infrastructure event for the Bayshore precinct is the opening of Bayshore MRT station on the Thomson-East Coast Line (TEL). The TEL is Singapore’s newest MRT line, connecting the northern suburbs through the city centre and along the East Coast. When Bayshore MRT station opens, residents of the mixed development will have one-transfer access to the CBD, Marina Bay, Stevens, and onward to Woodlands — a connectivity upgrade that will materially revalue the entire precinct.

TEL connectivity is not a future promise — the line is already operational across multiple stages, and the Bayshore extension is part of the committed infrastructure programme. For buyers evaluating the GLS, this MRT station represents a structural price catalyst that has historically delivered 10–20% appreciation premiums in Singapore precincts when station openings occur.

East Coast Park — Singapore’s Most Loved Green Corridor

East Coast Park is not just proximity — it is a lifestyle proposition. Stretching 15km along Singapore’s southern coastline, East Coast Park offers cycling paths, barbecue pits, seafood restaurants, water sports facilities, and beachside recreational space that no inland development can replicate. Bayshore Drive residents will be among the closest condo residents in Singapore to this beloved green corridor — a location characteristic that commands a persistent lifestyle premium and drives sustained buyer demand from families, young professionals, and expats alike.

URA Bayshore Precinct Blueprint

Beyond the MRT and the park, URA’s Bayshore Precinct concept plan envisions a high-density, mixed-use, walkable township that balances residential density with green corridors, cycling connectivity, and a vibrant street-level commercial experience. The GLS site and surrounding land parcels are being sequenced to build out this vision systematically. Early buyers in anchor developments like the Bayshore Drive GLS have historically benefited from the appreciation uplift as surrounding parcels are developed and the precinct matures — a pattern observed in one-north, Punggol, and the Paya Lebar transformation zone.

Residential Component — Expected Unit Types and Pricing

The residential component of the Bayshore Drive mixed development will form the upper floors of the integrated project, above the commercial podium. With an estimated 480 units and a 5.74-hectare site, the developer will have significant design flexibility — likely resulting in multiple residential towers with varied orientations, some facing the sea and East Coast Park, others oriented toward the city skyline.

Indicative PSF Range and Entry Prices

• Estimated PSF range: $2,000–$2,400 psf
• 1-bedroom / studio (~500 sqft): From approximately $1.0M–$1.2M
• 2-bedroom (~800–900 sqft): Approximately $1.7M–$2.1M
• 3-bedroom (~1,100–1,300 sqft): Approximately $2.3M–$3.0M
• 4-bedroom family (~1,400–1,600 sqft): From approximately $3.0M–$3.7M

These are pre-tender indicative estimates only. The precinct transformation premium may push the developer to price at the upper end of the OCR range — particularly for sea-view and park-view units on higher floors. The mixed-use integration (having retail and F&B within the development itself) typically commands a 5–10% PSF premium over comparable pure-residential OCR projects in Singapore, reflecting the convenience value that buyers and tenants are consistently willing to pay for.

Expected Unit Mix

Based on typical developer strategies for mixed-use OCR projects targeting East Coast families and upgraders, the unit mix is likely to be weighted toward 2- and 3-bedroom configurations — the sweet spot for HDB upgrader demand and tenant demand from young families and expatriate couples. A selection of 1-bedroom investment units and larger 4-bedroom family units will round out the mix.

For buyers assessing their purchase eligibility and loan quantum, our HDB upgrader guide covers the full process for decoupling, timing the sale of your HDB flat, and managing ABSD exposure when buying a new launch as an upgrader.

Mixed Development Advantage — Why Integrated Developments Command a Premium

Not all new launch condos are created equal, and the mixed-use structure of the Bayshore Drive GLS places it in a distinct category from the standard residential-only project. Understanding why Singapore buyers and tenants consistently pay more for integrated developments is essential to evaluating this opportunity correctly.

The Convenience Premium Is Real and Persistent

Singapore’s most successful mixed-use developments — Duo Residences (Bugis), The Centrepoint, One Holland Village Residences, and Paya Lebar Quarter — have all demonstrated one consistent pattern: integrated developments sustain higher occupancy, lower vacancy, and stronger resale values relative to comparable non-integrated projects in the same submarket. The reason is straightforward: residents value the ability to access daily essentials, dining, and services without leaving their building. In Singapore’s weather, this convenience premium is not trivial.

Commercial Component Drives Footfall and Vibrancy

A well-curated commercial podium does not just serve residents — it draws foot traffic from the surrounding neighbourhood, creating a street-level vibrancy that sustains F&B and retail operator viability. This community energy is self-reinforcing: good commercial operators attract residents; resident density sustains commercial operators. For investors, this dynamic translates into stronger tenant demand and premium rental rates for units in mixed developments versus equivalent pure-residential projects.

First-Mover Advantage in a Transforming Precinct

The Bayshore precinct is at an early stage of its transformation arc. Buyers entering at the first GLS launch in this precinct are positioned to benefit from appreciation uplift as surrounding sites are developed and the full Bayshore township vision is realised. This first-mover dynamic has historically delivered strong capital gains for buyers in Marina One Residences (Marina Bay), Parc Botannia (Sengkang), and Midtown Modern (Bugis) — all cases where early entrants into transforming precincts captured the bulk of the precinct appreciation premium before it was fully priced into comparable launches.

For buyers who are subject to Additional Buyer’s Stamp Duty, our complete guide to ABSD Singapore 2026 covers current rates for Singapore Citizens, Permanent Residents, and foreigners, including remission schemes applicable to certain new launch purchase structures.

Register VVIP Interest — Waterfront Living Won’t Last

Mixed-use GLS sites of this scale and location specificity are extraordinarily rare in Singapore’s land-constrained market. The combination of 5.74 hectares, East Coast Park proximity, a future MRT station, and integrated commercial amenities means that the Bayshore Drive development will attract intense interest from developers and, subsequently, from buyers across every buyer category — HDB upgraders, investment buyers, East Coast lifestyle seekers, and expatriate families.

VVIP registration for new launches serves a concrete purpose: it is the mechanism by which early interest is recorded and prioritised. Registered clients with Alvin Tan (CEA Reg. No. R072324C) at ERA Realty receive:

• Direct developer pricing and floor plan access before public launch
• Priority showflat appointment slots ahead of the general public
• Advance unit selection — including park-view and sea-facing units that are always the first to be reserved
• Honest, data-backed analysis of unit types offering the best value per dollar of PSF
• Complete transaction support from option exercise through to key collection at zero buyer’s commission

With ~480 units across a large mixed-use site, supply is not unlimited — and the best-oriented units (park-facing, high-floor, corner configurations) will sell out before the public launch weekend ends. Early registration is the only way to guarantee genuine first access to these premium configurations.

Compare the Bayshore Drive GLS against the full pipeline of new launch condos in Singapore to see how this OCR mixed-use opportunity stacks up against CCR and RCR alternatives in the 2026 pipeline before finalising your shortlist.