A 1,280-home landmark in the heart of the East Coast — above Bedok South MRT, above the mall, above the bus interchange. Built by Frasers Property and Singapore’s most experienced names. The only mixed-use address in the entire Bayshore precinct transformation. Positioned for East Coast compounding over a 5–10 year hold.
Location
Connectivity
Tenure
Hold Horizon
developer
Bayshore Drive Residences is the only mixed-use address in the URA’s new Bayshore precinct — 1,280 homes above a mall, a bus interchange, and Bedok South MRT. Awarded July 2026 to a Frasers Property-led team for a record S$2.128 billion — the first non-CBD site in Singapore to attract a bid that size. Sales launch Q4 2027 · move-in around 2031.
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Pillar 1
Multi-Segment Exit Liquidity
02
Pillar 2
The Thomson-East Coast Line Catalyst
03
Pillar 3
Scarcity of new supply
Pillar 1
01
The most overlooked dimension of investment property analysis is who you’ll sell to in 5–10 years. A property with a single buyer profile is exposed to that segment’s cyclical preferences. A property with multiple structural buyer pools tends to maintain liquidity across cycles. Bayshore Drive’s exit profile is supported by three distinct buyer segments:
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The surrounding Whampoa & Balestier, Novena, and Little India HDB estates contain a large standing population of upgrader candidates — households who have built equity in their HDB flats and are looking for a private home in their existing neighbourhood. This is the largest single buyer pool in Singapore’s resale market for properties of this profile.
2
The educational belt, the MRT access, and the matured neighbourhood character draw family buyers who specifically want to live in this catchment. This is a smaller but higher-conviction buyer segment that tends to pay full asking prices when the right unit appears.
3
Properties with broad exit liquidity command tighter bid-ask spreads at resale and produce more reliable holding-period returns than properties dependent on a single buyer segment.
Pillar 2
02
Bayshore Drive Residences sits directly above Bedok South MRT on the Thomson-East Coast Line — the newest MRT corridor on the island, connecting the East Coast directly to Marina Bay and the CBD. Unlike new-district projects that rely on future-promised connectivity, the rental and own-stay value case here is anchored to existing, established demand from existing employment.
The structural advantage is Bedok South MRT itself — beneath the podium, part of the building. Marine Parade, Katong, Gardens by the Bay, Marina Bay, Shenton Way, and the CBD are all one direct ride south. Tampines and Changi are north-east. From your building, straight to work:
This is not a speculative future-state argument — the employment clusters exist today, the tenants in them work there today, and the rental fundamentals are anchored to actual current demand rather than speculative future demand. For investors, established multi-cluster connectivity means rental yield is supported across cycles, regardless of which specific employment node leads at any given time.
Pillar 2
02
Bukit Panjang has not seen a new Executive Condominium launch since Blossom Residences in 2011 — a structural EC supply drought of over a decade in one of Singapore’s most established residential towns. Solano Grand EC is the first EC GLS site awarded in the area since, with City Developments Limited (CDL) winning the tender at S$252.9 million (S$771 psf ppr) on 5 August 2025. For long-term holders, this 15-year gap is not a marketing claim — it is a verifiable structural feature with direct implications for resale dynamics.
Why this matters: EC value at exit depends on the depth of the upgrader buyer pool relative to the competing EC supply at the same hold milestone. Over a 15-year drought, Bukit Panjang’s HDB estates have continued to generate upgrader households reaching MOP — but with no new EC supply absorbing that demand. By the time Solano Grand EC reaches its 5-year MOP secondary market window (around 2032) and its 10-year full-privatisation mark (around 2037), the competing EC inventory in the immediate Bukit Panjang area will be structurally limited.
The geographic dynamic compounds this. Upgraders from Bukit Panjang, Choa Chu Kang, and Hillview HDB estates strongly prefer to stay within familiar western catchments — schools, workplaces, family networks, and commute patterns built around the Downtown Line and the Bukit Panjang Integrated Transport Hub. An EC at Solano Grand is positioned within their natural upgrade radius, with no comparable nearby EC competition for over a decade behind it.
Pillar 3
03
The Bayshore precinct has seen almost no new private residential supply until this year. The neighbouring Vela Bay parcel launched in April 2026 — and its April launch weekend absorbed 72% of stock at $2,886 psf. That’s the demand baseline sitting behind Bayshore Drive. and investor demand with no competing local private inventory. The enclave is bordered by mature HDB estates in Whampoa, Balestier, and Toa Payoh and constrained by zoning that preserves its low-density residential character. The result: when a new project does launch in this area, it tends to draw immediate attention from buyers and investors who recognise that the next opportunity may be years away.
Future GLS sites in Bayshore will be pure residential — not mixed-use. Bayshore Drive is the one address in the precinct where the MRT, the mall, and the bus interchange all sit under the same roof. walking-distance Thomson-East Coast Line access in this educational and lifestyle pocket — is structurally narrow.
Pillar 3
03
Executive Condominiums occupy a specific position in the Singapore property market: they enter the market at subsidised pricing structurally below comparable private condominiums in the same area, then progressively convert toward fully private status over a defined ten-year arc. For long-term holders, this conversion mechanic — not generic yield or appreciation — is the load-bearing value driver.
“The structural EC value mechanic isn’t yield or generic appreciation — it’s the conversion arc from subsidised entry to fully private status over a ten-year hold.”
The arc operates in three stages. At launch (year zero), the EC is priced meaningfully below comparable private condos in the area, with first-time-buyer eligibility, the CPF Enhanced Housing Grant available to qualifying households, and a five-year minimum occupation period. At year five (MOP), the unit becomes saleable to Singaporeans and Permanent Residents on the secondary market — capturing the first conversion premium as the EC begins trading more closely with private comparables. At year ten, the EC fully privatises: saleable to foreigners, treated as a fully private condominium, with no remaining EC-specific restrictions.
Solano Grand EC was awarded under the pre-8 May 2026 EC policy regime, meaning the current rules apply — five-year MOP, ten-year full privatisation, the existing Progressive Payment Scheme, and current first-timer priority. For buyers comparing across EC launches, this is a meaningful distinction: subsequent EC GLS sites will be subject to stricter rules including longer MOP requirements.
TAILORED FOR EVERY LIFESTYLE
Thoughtfully designed homes, inside and out.
From efficient 1-bedroom starters to expansive 5-bedroom family suites, discover the anticipated layout options at Bayshore Drive Residences — each with its own buyer profile and investment case. Detailed floor plans, sizing, and pricing to be confirmed by Frasers Property and team closer to the Q4 2027 launch.
BEST FOR SINGLES & INVESTORS
1-BEDROOM ENTRY
Indicative Pricing Available
Upon Enquiry
- First-Home Foothold: Entry-quantum layout above Bedok South MRT and the mall — your fastest route into the East Coast's newest town centre.
- CBD Rental Yield Play: Sized for expat professionals commuting to the CBD via TEL, with mall and bus interchange steps below your door.
- Wave 1 Bayshore Position: Cheapest-quantum entry into the sole mixed-use parcel of URA's 60-hectare Bayshore Master Plan.
EXCLUSIVE PREVIEW INCLUSIONS
Indicative Pricing
Showflat Invitation
Exclusive Unit Analysis
1-1 Dedicated Consultant
Affordability Analysis
VIP Updates List
- Showflat Invitation
- Direct Developer Pricing
BEST FOR COUPLES & INVESTORS
2-Bedroom Executive
Indicative Pricing Available
Upon Enquiry
- Young Couples' Sanctuary: Space to grow together above the mall, minutes to East Coast Park and the Bayshore waterfront.
- Dual-Income Upgrade Play: Sized for couples trading rental for equity in the East Coast's newest town-centre address.
- Broadest Buyer Appeal: The most flexible layout for owner-occupiers and dual-purpose investors — widening resale liquidity across two demand pools.
EXCLUSIVE PREVIEW INCLUSIONS
Indicative Pricing
Showflat Invitation
Exclusive Unit Analysis
1-1 Dedicated Consultant
Affordability Analysis
VIP Updates List
- Showflat Invitation
- Direct Developer Pricing
BEST FOR FAMILIES
3-BEDROOM FAMILY
Indicative Pricing Available
Upon Enquiry
- Family Life, Elevated: Room for a family of four in an integrated address — mall, MRT, and bus interchange all at your ground level.
- Temasek Primary in the 1km Band: Direct entry into one of the East Coast's most sought-after primary school catchments.
- HDB Upgrader Sweet Spot: Prime layout for Bedok and Tampines MOP families who want the mall, MRT, and playground all in the same address.
EXCLUSIVE PREVIEW INCLUSIONS
Indicative Pricing
Showflat Invitation
Exclusive Unit Analysis
1-1 Dedicated Consultant
Affordability Analysis
VIP Updates List
- Showflat Invitation
- Direct Developer Pricing
BEST FOR GROWING FAMILIES
4-BEDROOM PREMIUM
Indicative Pricing Available
Upon Enquiry
- Room to Breathe: Larger family footprint above the East Coast's newest town centre — for households that need generous space alongside daily convenience.
- Multi-Generational Ready: Layout supports live-in help, senior dependents, or a home office — without sacrificing family living.
- Frasers-Led Pedigree: Backed by the record S$2.128 billion Frasers-led JV bid — the first non-CBD Singapore GLS site to top S$2 billion.
EXCLUSIVE PREVIEW INCLUSIONS
Indicative Pricing
Showflat Invitation
Exclusive Unit Analysis
1-1 Dedicated Consultant
Affordability Analysis
VIP Updates List
- Showflat Invitation
- Direct Developer Pricing
ULTIMATE LUXURY
5-BEDROOM SIGNATURE
Indicative Pricing Available
Upon Enquiry
- The Family Landmark: The most expansive residence in the development — anchored to the Bayshore town-centre podium.
- Multi-Generational at Scale: Space for extended family, live-in help, and senior dependents in a single unified address.
EXCLUSIVE PREVIEW INCLUSIONS
Indicative Pricing
Showflat Invitation
Exclusive Unit Analysis
1-1 Dedicated Consultant
Affordability Analysis
VIP Updates List
- Showflat Invitation
- Direct Developer Pricing
Why Bayshore Drive Residences
Stands Apart in the East Coast
A side-by-side look at Bayshore Drive Residences against other recent East Coast launches in Bayshore and Marina Bay.
Built by Frasers-led five-party JV — directly above Bedok South MRT with Temasek Primary within 1km.
- MRT beneath your building
- 1,280 homes · The only one of its kind
- Mall and bus interchange built in
Other
East Coast Launches
Further from Bedok South MRT, outside the elite school catchment radius.
- Walking distance to MRT (not integrated)
- Pure residential · No integrated retail
- Not the precinct town-centre anchor
For investors, stack and floor selection matter more than they do for own-stay buyers. Resale liquidity, rental premium, and capital appreciation all vary meaningfully by stack quality — facing, floor level, layout efficiency, and view.
By the time a project’s public launch concludes, the best stacks are typically allocated. Preview registration provides priority selection across the full inventory, before public launch pricing premiums apply.
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Project at a Glance
A quick look at
Bayshore Drive
Location
Bayshore Drive District 16
directly above Bedok South MRT (Thomson-East Coast Line)
Developer
Frasers-led five-party JV
Joint venture between Singapore's most established developer group
Unit Mix
1 to 5 Bedroom
1,280 integrated residences · Full mix of formats
Schools Nearby
Strong educational belt
Temasek Primary School, Singapore Chinese Girls' School, St. Joseph's Institution Junior
Lifestyle
Bedok Mall, Parkway Parade, Parkway Parade
Three major lifestyle hubs within easy reach
Tenure
99-Year Leasehold
Standard private residential tenure
Expected Launch
2027
2nd GLS release in the URA Bayshore Master Plan transformation · First-mover advantage
Location
Bayshore Drive District 16
directly above Bedok South MRT (Thomson-East Coast Line)
Developer
Frasers-led five-party JV
Joint venture between Singapore's most established developer group ()
Unit Mix
1 to 5 Bedroom
1,280 integrated residences · Full mix of formats
Schools Nearby
Strong educational belt
Temasek Primary School, Singapore Chinese Girls' School, St. Joseph's Institution Junior
Lifestyle
Bedok Mall, Parkway Parade, Parkway Parade
Three major lifestyle hubs within easy reach
Tenure
99-Year Leasehold
Standard Private Residential tenure
Expected Launch
2027
2nd GLS release in the URA Bayshore Master Plan transformation · First-mover advantage
A structurally defensible opportunity in the East Coast.
Bayshore Drive is supported by first-mover status in the URA Bayshore Master Plan master plan (the East Coast’s newest neighbourhood across the Bayshore precinct), direct MRT integration access via Bayshore Interchange (direct integration), and a diversified exit profile across three distinct buyer pools including Temasek Primary family upgraders and international East Coast investor demand. For investors evaluating Singapore residential exposure with a 5–10 year hold horizon, it warrants a place on the shortlist.
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Learn more about the Project Based on Your Profile.
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Developer: Frasers-led five-party JV
Tenure: 99-year leasehold
Expected TOP: 2029 – 2030
Expected Legal Completion: 2029 – 2030
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