The Urban Redevelopment Authority (URA) has launched a highly anticipated mixed-use site at Bayshore Drive on 30 March 2026. The site is part of the Confirmed List under the 1H2026 Government Land Sales (GLS) programme, with the tender scheduled to conclude on 15 July 2026.
Table of contents
- A landmark development within the new Bayshore precinct
- Part of a larger Bayshore transformation: 12,500 homes in the pipeline
- Bayshore Drive GLS tender outlook: S$1,200 to S$1,300 psf ppr
A landmark development within the new Bayshore precinct
Located within the emerging Bayshore estate, this GLS site is poised to play a central role in shaping the district’s growth. The Bayshore Drive plot spans 57,460.6 square metres and allows for a maximum gross floor area of 149,398 square metres, translating to a potential yield of around 1,280 homes. At this scale, the development is not just about adding housing supply — it is likely to influence how the precinct evolves, particularly in its early stages.
The future Bayshore Drive development will be built directly above the Bedok South MRT Station, and will incorporate a bus interchange alongside a sizeable retail component that is similar in size to White Sands Shopping Mall in Pasir Ris. With commercial space of up to 22,500 square metres, the retail component is expected to serve both residents and the wider Bayshore and Bedok South areas, where retail offerings are currently limited.
While the broader precinct will see multiple residential projects come onstream over time, this mixed-use development is likely to take on the role of a central hub, bringing together transport connectivity, retail offerings, and daily conveniences. As an integrated transport node, the Bayshore Drive development is expected to become a key landmark within the Bayshore waterfront precinct.
The East Coast itself has consistently been one of the more desirable residential areas in Singapore, particularly among owner-occupiers and HDB upgraders who want to remain within the region. With limited new supply in recent years, projects in this area tend to attract strong interest when they are launched.
Part of a larger Bayshore transformation: 12,500 homes in the pipeline
The Bayshore Drive GLS site forms part of a much broader transformation taking place along Singapore’s East Coast. It is the second GLS plot released within the new Bayshore precinct, a planned 60-hectare waterfront estate that is expected to accommodate around 12,500 homes across both public and private housing, alongside lifestyle and community amenities.
With the potential to deliver about 1,280 private homes, the future Bayshore Drive development will account for a substantial portion of the estimated 3,000 private units planned for the precinct. Its importance is further underscored by its positioning as the only mixed-use site within the Bayshore waterfront neighbourhood under the Master Plan 2025.
Previously, the Bayshore Road GLS site, which was the first residential parcel introduced in the precinct, drew strong interest with eight bids when it closed in March 2025. The top bid, submitted by a SingHaiyi-led consortium, came in at S$1,388 psf ppr, setting a new benchmark for residential land prices in the Outside Central Region. The project on that site, Vela Bay, will comprise around 515 units and is expected to launch in April 2026.
Public housing has also begun to take shape in the area. During the October 2024 Build-To-Order exercise, two “Plus” projects — Bayshore Palms and Bayshore Vista — were introduced, offering a combined total of more than 1,400 flats in the new housing precinct.
Beyond the immediate neighbourhood transformation, the East Coast will also benefit from the proposed Long Island Project. This large-scale initiative aims to safeguard Singapore’s southern coastline from rising sea levels while creating new land along the East Coast. If implemented, the Long Island project could introduce new waterfront parks, reservoirs and recreational spaces stretching along the coastline.
Bayshore Drive GLS tender outlook: S$1,200 to S$1,300 psf ppr
The site is expected to attract interest from developers, although participation may be more restrained compared to smaller, pure residential plots. Market watchers note that integrated developments linked directly to MRT stations remain relatively limited in Singapore. Such projects typically command strong buyer interest due to their connectivity and built-in convenience, especially when retail components are included alongside residential units.
However, the Bayshore site also comes with a higher level of complexity. The need to integrate the development with the Bedok South MRT station is expected to raise construction costs and technical requirements. As a result, analysts expect the tender to appeal mainly to well-capitalised developers, with joint ventures likely to be a key feature. Sharing risk on large, mixed-use projects has become more common in recent GLS tenders of similar scale.
In terms of participation, the site is projected to receive between two and four bids. While this is lower than typical residential plots, it aligns with recent trends for large integrated developments, where developers tend to adopt a more cautious approach.
Early estimates suggest that the top bid could come in between S$1.9 billion and S$2.1 billion. This translates to a land rate of approximately S$1,200 to S$1,300 per square foot per plot ratio (psf ppr). The projected range is slightly below some recent benchmarks, reflecting the additional costs and tighter margins associated with building above an MRT station.
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