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Lucerne Grand
For HDB Upgraders
Your step into the
East Coast’s town centre.
Bayshore Drive Residences is more than an upgrade from HDB. For families in mature Bedok, Tampines, Simei, Kembangan, Chai Chee, and Bedok Reservoir estates, it’s a strategic move into the town-centre anchor of the entire Bayshore precinct — built by a Frasers Property-led five-party JV, above Bedok South MRT, with a shopping mall and bus interchange in the podium. Sales launch anticipated Q4 2027, move-in around 2031.
Developed by CDL
Schools Nearby
Connected in Every Direction
Developers of:
Not just an upgrade.
A step into the East Coast’s town centre.
The right upgrade into the East Coast’s town centre isn’t just about a prestige address. It’s about positioning yourself in Singapore’s most established East Coast catchment — a stronger asset base, an elite school catchment, and the optionality to make your next move on your own terms. For families upgrading from OCR or RCR, Bayshore Drive offers what few East Coast products can: landmark scale, walking-distance MRT interchange, and the Temasek Primary 1km priority band.
1.
A foundation in the East Coast integrated address
Bayshore Drive sits in prime District 16, Singapore’s most established East Coast catchment. For upgraders, this means buying into a corridor where East Coast launches at Vela Bay commanded $2,886 psf ASP at April 2026 launch and where established comparables (the adjacent Vela Bay parcel, recent East Coast launches) demonstrate durable pricing through market cycles — a stronger foundation for long-term wealth defence than higher-supply districts.
2.
Optionality for your next move
Whether your next move is a larger family home, an investment-grade second property, or financial flexibility for retirement, owning a private property in a strong location gives you options HDB ownership simply doesn’t. Bayshore Drive is built for that decade-out flexibility.
3.
Connectivity that holds value
directly above Bedok South MRT — connecting to Marina Bay, the CBD, and the East Coast via TEL. One stop to Marina Bay, two stops to Bishan and Bugis, direct to the CBD, Bayfront, and Marina Bay via TEL. Properties adjacent to major MRT interchanges have historically commanded a connectivity premium, which translates directly to long-term value retention.
4.
Lifestyle that works for families
Bedok Mall, Parkway Parade, and Sceneca Square all within walking distance. East Coast Park hawker options for hawker classics. Elite educational belt including Temasek Primary School within 1km priority band, Bedok Green Primary, Red Swastika, and St Anthony’s Canossian. Family-sized 3 and 4-bedroom layouts designed for East Coast family living — with Tanglin Club and the Botanic Gardens nearby.
5.
Three distinct buyer pools at exit
When the time comes to sell — whether for your next upgrade or as part of broader portfolio decisions — Bayshore Drive benefits from two structural East Coast buyer pools: family own-stay buyers targeting the Temasek Primary catchment, expatriate rental tenants employed in the CBD or Marina Bay corridor, and East Coast investors positioning in one of Singapore’s most established East Coast markets. Properties with diversified exit liquidity command tighter bid-ask spreads than single-segment properties.
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, Bedok Green Primary, 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
Public launch date subject to change
How your existing property
becomes Bayshore Drive.
Upgraders consistently underestimate how their existing property equity translates into East Coast affordability. Here’s how the four pieces fit together for Bayshore Drive Residences.
Your HDB sale proceeds
Equity built up over the years — typically the largest contribution.
Your CPF balance
Both Ordinary Account and any housing-eligible savings.
Cash savings & loan
Cash-on-cash plus your bank loan eligibility.
Unit types you can consider
From compact 2-bedroom to family-sized 4-bedroom, depending on your numbers.
You don’t need it all on day one.
Singapore’s Progressive Payment Scheme means you pay in stages as the project is built — typically over 3–4 years. This makes the cashflow far more manageable than upgraders often assume, and lets your existing HDB sale align with the timing of your private purchase.
Timing & sequencing
Three timing decisions every upgrader has to navigate — and where most people overthink them.
Sell HDB Before, or after?
For ECs, HDB owners must dispose of their existing flat within six months of EC key collection. Knowing when to list your HDB — before launch, after booking, or aligned to TOP — depends on your CPF position, your bank loan eligibility, and the market timing. We'll work through the right sequence for your situation.
EC eligibility & first-timer status
EC purchases require a family nucleus with at least one Singapore Citizen and a household income at or below the S$16,000 monthly ceiling. First-timer households also receive launch-weekend priority over second-timers. Both criteria are checked before you book — the earlier the better.
PPS & CPF Housing Grant alignment
The Progressive Payment Scheme spreads your payments across construction — but knowing how the CPF Enhanced Housing Grant fits into your specific stages of payment matters. Your assessment maps out the cashflow timeline so you're never over-extended at any point.
Included With Preview Registration
Every preview registration includes a 30-minute EC eligibility and CPF Grant assessment with a CEA-licensed specialist who will work through your specific HDB, CPF, and household-income position — and map out the timing sequence that works for your family.
COMMON CONCERNS
The questions upgraders
actually ask us.
"Will my CPF actually be enough?"
Most upgraders are surprised by how much of the down payment can come from CPF Ordinary Account, especially when combined with HDB sale proceeds. Your free assessment includes a clear breakdown of your specific CPF position and what it covers for Bayshore Drive specifically.
"What if I can't sell my HDB in time?"
There are three different sequencing strategies depending on your situation — selling before, selling after, or running both in parallel. Each has trade-offs. We’ll walk you through which applies to you so you don’t get caught off-guard.
"Is this too risky for my family?"
For most HDB owners with stable income and built-up CPF, the upgrade math works out more conservatively than you’d think — particularly with the Progressive Payment Scheme. The right question isn’t “is this risky” but “is this the right structure for my situation,” and that’s exactly what the assessment is for.
"What about monthly payments after we move in?"
Most upgraders find their monthly cashflow is comparable to or only modestly higher than their HDB outgoings, once CPF contributions are factored in. The assessment shows you the projected monthly numbers so you know exactly what you’re signing up for.
PREVIEW REGISTRATION
Register for preview. Get the full picture
for your family.
Preview registration gives you priority access to Bayshore Drive — at the lowest pre-launch pricing, with first pick of stacks and floors.
Every preview registration comes with a free 30-minute EC eligibility & CPF Grant assessment, personalised to your HDB, CPF, household income, and first-timer status.
- Lowest preview pricing
- First pick of inventory
- Free EC eligibility & CPF Grant assessment
- No commitment to purchase
What Kind of
Buyer Are You?
Learn more about the Project Based on Your Profile.
Investors
Early-Birds
Home Page
BAYSHORE DRIVE
An independent marketing platform managed by Propfunnels Pte. Limited. All information is provided for reference only. Enquiries are handled exclusively by CEA-licensed real estate agents.
Developer: Frasers-led five-party JV
Tenure: 99-year leasehold
Expected Launch: 2027 (tentative)
TOP: 2029 – 2030
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