Bayshore Drive GLS— Overview

1. Project Factsheet & Technical Specifications

Factsheet Overview: The technical specifications presented below detail the planning attributes, cadastral parameters, financial thresholds, and regulatory constraints governing the Bayshore Drive GLS Integrated Mixed-Use Site. Data has been compiled from official Urban Redevelopment Authority (URA) land allocation registry entries, Land Transport Authority (LTA) infrastructure disclosures, Singapore Land Authority (SLA) cadastral filings, and state tender disclosures.

2. Macro Context & GLS Land Dynamics

GLS Tender Background: In July 2026, the Urban Redevelopment Authority (URA) closed the tender for the anchor integrated mixed-use site at Bayshore Drive. Drawing bids from major institutional consortia, the site was awarded to a joint venture led by Frasers Property alongside Sunway MCL, Sekisui House, and Lum Chang at a top bid of S$2.128 billion. Spanning 618,510 sq ft of prime land with an allowable plot ratio of 2.6, the awarded purchase price translates to a land rate of S$1,323 psf ppr across the 1,608,120 square feet of permissible GFA.

Land Rate Valuation & Integrated Transport Hub (ITH) Premium: The S$1,323 psf ppr land rate represents a highly disciplined entry quantum for a mega integrated site incorporating a major transit and commercial hub. When benchmarked against recent land awards across District 16, District 15, and adjacent OCR/RCR transitional boundaries, the strategic pricing advantage becomes obvious:

• Commercial Masterpiece Value: Incorporating a 242,190 sq ft regional retail podium (comparable in GFA to White Sands Mall in Pasir Ris) allows the consortium to build a long-term recurring rental asset. In prime East Coast sub-zones, retail space commands significant capital value premiums and delivers steady net operating income (NOI).
• Direct Transit Synergy: The direct integration above Bedok South MRT Station (TE30) and the Bedok South Bus Interchange eliminates transit friction for residents, justifying a price premium over standalone residential plots in the same neighborhood.

Benchmarking Prime Regional State Tender Awards: To contextualize the land valuation basis, the table below compares recent state tender awards across District 16 and adjacent East Coast sub-zones:

• Bayshore Drive GLS Integrated Site (Subject Site): S$1,323 psf ppr | Plot Ratio 2.6 | OCR (Bayshore ITH) | Awarded July 2026
• Vela Bay / Bayshore Road GLS: S$1,388 psf ppr | Plot Ratio 2.1 | OCR (Bayshore Precinct) | Awarded 2025
• Bedok Rise GLS: S$1,330 psf ppr | Plot Ratio 2.1 | OCR | Awarded 2024
• Grand Dunman GLS (Dunman Road): S$1,350 psf ppr | Plot Ratio 2.8 | RCR (District 15) | Awarded 2022
• Tanah Merah Kechil Link GLS (Sceneca Residence): S$930 psf ppr | Plot Ratio 2.8 | OCR | Awarded 2020

Analytical Deduction: At S$1,323 psf ppr, the Frasers consortium secured the Bayshore Drive mega-site at a price parity with pure residential plots in Bedok Rise (S$1,330 psf ppr) and below the adjacent standalone residential plot at Bayshore Road (S$1,388 psf ppr). Acquiring the premier commercial anchor plot of the entire 60-hectare Bayshore township at a land cost discount relative to surrounding residential plots provides the developer with immense defensive margin depth and pricing flexibility upon launch.

3. Granular Financial Modeling: Land Basis, Breakeven & Price Arbitrage

Itemized Financial Cost Decomposition: Establishing developer breakeven for a large-scale, high-density integrated transport hub requires evaluating complex civil engineering, underground MRT structural integration, bus interchange hand-over compliance, retail podium fit-out expenses, interest financing rates, and agency marketing fees.

Breakeven Modeling Insights: The itemized financial model establishes that developer breakeven anchors securely between S$2,100 and S$2,250 psf. The cost structure factors in specialized civil engineering works required to build directly above Bedok South MRT station box and construct the integrated bus interchange beneath the commercial retail podium.

Projected Launch Price Bands & Margin Scenarios: Assuming target net profit margins between 12% and 18% for regional mega-integrated developments, average selling prices across residential unit typologies are modeled as follows:

• Conservative Launch Scenario (10% Profit Margin): S$2,420 to S$2,520 psf average launch price.
• Base Case Scenario (15% Profit Margin): S$2,550 to S$2,750 psf average launch price (Median ~S$2,680 psf).
• Bullish Launch Scenario (18%+ Profit Margin): S$2,780 to S$2,950 psf average launch price.

Valuation Arbitrage Analysis: When benchmarked against active new launches and recent completions across District 15, District 16, and adjacent East Coast sub-zones, Bayshore Drive GLS offers a distinct value proposition:

• Grand Dunman (District 15 RCR - Tanjong Katong): Transacted Average S$2,500 – S$2,700 psf
• Continuum (District 15 Freehold - Thiam Siew): Transacted Average S$2,700 – S$2,900 psf
• Sceneca Residence (District 16 OCR - Tanah Merah ITH): Transacted Average S$2,050 – S$2,200 psf
• Bayshore Drive GLS (Projected OCR Mega-ITH Launch): Projected Average S$2,550 – S$2,850 psf

Analytical Deduction: Launching a brand-new, integrated transport hub development between S$2,550 and S$2,850 psf establishes an appealing price point. Buyers acquire direct underground access to the Thomson-East Coast Line and a 242,000 sq ft shopping mall at price parity with standalone District 15 projects like Grand Dunman, while gaining first-mover equity advantages in the newly emerging Bayshore precinct.

4. Architectural Design

Master Plan Massing & High-Rise Elevation: Operating under a Gross Plot Ratio of 2.6, the Bayshore Drive GLS development utilizes high-density vertical urban planning to maximize sea views and open space. Across the 5.75-hectare site, the residential towers will rise between 24 and 36 storeys, elevated above a 4-storey commercial and transit podium.

Integrated Transport Hub (ITH) Mechanics & Structural Separation: The project seamlessly combines private residential living with public transit infrastructure through sophisticated urban design:

• Underground Transit Connection: Direct, weatherproof basement corridors linking residential lift lobbies and the retail mall directly into the ticket concourse of Bedok South MRT Station (TE30).
• Integrated Bus Interchange Podium: A fully air-conditioned, ground-level bus interchange designed with acoustic separation barriers and dedicated ventilation shafts to prevent bus exhaust and noise from affecting residential floors above.
• Acoustic & Security Segregation: Private residential drop-offs, security turnstiles, and car parks are physically separated from public retail parking and bus concourses through multi-tiered digital access systems.

Biophilic Design & Coastal Sky Parks: Capitalizing on its East Coast location, the architectural design incorporates biophilic coastal design features:

• Elevated Sky Terraces: Mid-level sky bridges and rooftop gardens on the 12th, 24th, and 36th storeys featuring infinity lap pools, workout decks, and panoramic viewing platforms facing East Coast Park and the Singapore Strait.
• Ventilation & Coastal Breeze Corridors: Towers are oriented diagonally to capture prevailing sea breezes from the southeast while minimizing direct afternoon sun exposure (west-facing orientation mitigation).

5. Unit Typologies, Spatial Efficiency & Layouts

Unit Mix Distribution & Demographic Targeting: Yielding approximately 1,280 residential apartments, Bayshore Drive GLS offers a balanced unit mix designed for young couples, expanding families, East Coast upgraders, and yield-focused investors. The projected unit distribution model is summarized below:

• 1-Bedroom / 1-Bedroom + Study (approx. 480 – 560 sq ft): ~18% of inventory, optimized for single professionals, young executives, and rental yield investors.
• 2-Bedroom / 2-Bedroom + Study (approx. 650 – 800 sq ft): ~38% of inventory, serving as the core product tier for young couples, small families, and parent-investors seeking school proximity.
• 3-Bedroom Premium / 3-Bed + Study (approx. 950 – 1,180 sq ft): ~32% of inventory, featuring wet/dry kitchens, utility rooms, and regular bedroom footprints accommodating queen-sized beds.
• 4-Bedroom / 5-Bedroom Luxury Suites / Penthouses (approx. 1,300 – 1,850 sq ft): ~12% of inventory, situated on upper floors with private lift access, catering to multi-generational households and landed downsizers seeking panoramic sea views.

Zero Dead-Space Spatial Efficiency: Modern architectural floor plans eliminate wasted corridor space and oversized air-con ledges. Dumbbell layouts in 2-bedroom units maximize liveable internal floor area, while 3-bedroom and 4-bedroom configurations feature regular, squarish room footprints that optimize natural daylight and cross-ventilation.

Acoustic Glazing & Smart Home Systems: To ensure peaceful indoor environments adjacent to the arterial road network and bus interchange, building facades incorporate acoustic laminated double-glazed glass panels. Units come equipped with integrated smart home hubs, digital door locks, and energy-efficient air-conditioning systems.

6. District 16 & East Coast Supply Mechanics

Bayshore Master-Planned Township First-Mover Advantage: The 60-hectare Bayshore Estate represents one of the largest state-led residential transformations along the East Coast. Designed to yield approximately 12,500 new homes (comprising 9,500 HDB BTO flats and 3,000 private housing units) over a 15-to-20-year buildout, early private releases like Bayshore Drive GLS provide buyers with a "first-mover" land cost baseline before the full infrastructure and commercial maturation of the precinct takes place.

Comparative Valuation Grid Across East Coast & Bedok Sub-Zones: To evaluate relative market value, the table below benchmarks the projected launch profile of Bayshore Drive GLS against active primary and secondary developments within a 2.5km radius:

Analytical Deduction: The comparative grid illustrates clear market positioning. While standalone residential sites like Vela Bay offer pure residential housing at S$2,450 to S$2,680 psf, Bayshore Drive GLS commands a minor premium (S$2,550 to S$2,850 psf) justified by its 242,000 sq ft regional shopping mall podium, direct underground MRT link, and bus interchange. Furthermore, when compared to mature 1980s resale condos in the enclave like Bayshore Park (S$1,350–S$1,550 psf), the brand-new integrated product offers modern layout efficiency, fresh 99-year lease tenure, and immediate retail convenience.

7. Educational Catchment & East Coast Community Belt Synergy

The East Coast Educational Advantage: In Singapore's primary residential property market, location within the official Ministry of Education (MOE) Home-School Distance radius of established primary schools serves as a major driver of capital liquidity, price resilience, and resale demand.

Primary School Distance Spatial Proximity Analysis: Spatial analysis using OneMap government cadastral distance measurement tools indicates that the residential blocks of Bayshore Drive GLS sit within favorable distance boundaries to top primary schools:

• Temasek Primary School: Located 100% within the critical 1km Home-School Distance radius for residential blocks along the northern and eastern sectors of the development site, granting top priority during Phase 2C MOE registration exercises.
• Bedok Green Primary School: Located within the 1km to 2km radius.
• Fengshan Primary School: Situated within the 1km to 2km radius.
• Red Swastika School: Accessible within a short driving distance in Bedok North.

Secondary, Tertiary & International School Synergy: Beyond primary education, the site sits directly within a premier secondary and tertiary educational cluster:

• Temasek Secondary School
• Bedok View Secondary School
• Victoria School & Victoria Junior College (VJC)
• Temasek Junior College (TJC)
• Singapore University of Technology and Design (SUTD)

Resale Market Liquidity Effect: The continuous inflow of young families looking for housing near Temasek Primary School and Temasek JC creates an active resale market. Owners purchasing 2-bedroom and 3-bedroom units enjoy strong exit liquidity, as future waves of buyers consistently seek primary-school-adjacent homes along the East Coast.

8. Transit Infrastructure

Direct Thomson-East Coast Line (TEL) Transit Integration: The transit accessibility profile of Bayshore Drive GLS is among the most complete in District 16, benefiting from direct integration with the TEL network:

• Bedok South MRT Station (TE30): Integrated directly beneath the development's commercial basement. The TEL provides direct single-train connection to Siglap (1 stop), Marine Parade (3 stops), Tanjong Rhu (5 stops), Marina Bay Interchange (8 stops / ~18 mins), Shenton Way / CBD (9 stops / ~20 mins), and Orchard Road (13 stops / ~25 mins).
• Bayshore MRT Station (TE29): Located approximately 500 meters west, providing secondary access to the TEL line.
• Bedok South Bus Interchange: Integrated on the ground level, offering feeder bus services across Bedok, Tampines, Changi Business Park, and Pasir Ris.

Car-Lite Precinct & Active Mobility Infrastructure: In line with URA's car-lite urban framework for Bayshore Estate, the development features extensive active mobility infrastructure:

• Main Street Promenade & Linear Park: A dedicated 400-meter pedestrianized street lined with outdoor dining, shops, and heritage trees that links residential blocks directly to the Bayshore main street.
• Direct East Coast Park Underpass Connection: Sheltered, barrier-free pedestrian underpasses leading directly under the East Coast Parkway (ECP) expressways, allowing residents to walk or cycle motor-free to East Coast Park beach within 5 minutes.

Vehicular Arterial Connectivity: For private vehicle owners, Bayshore Drive connects directly to the East Coast Parkway (ECP) and the Pan Island Expressway (PIE) via Bedok South Avenue 1. Drive times to key employment nodes include:

• Changi Business Park & Changi Airport: 8 to 10 minutes drive via ECP.
• Marina Bay Financial Centre (MBFC): 12 to 15 minutes drive via ECP.
• Orchard Road Shopping Belt: 16 to 18 minutes drive via ECP and PIE.

9. URA Master Plan

The Bayshore Master Plan Vision: Under the Urban Redevelopment Authority (URA) Master Plan, the 60-hectare Bayshore precinct is being built as a car-lite, sustainable coastal township. Designed to integrate housing with lush park corridors, the township features linear green links, conserved heritage trees, and energy-efficient building standards.

The Commercial Heart of Bayshore: Bayshore Drive GLS functions as the sole regional commercial node for the entire township. Key urban planning benefits include:

• Monopoly on Retail & Dining Amenities: With 242,190 sq ft of retail space, the commercial podium will house the precinct's primary supermarket, food court, enrichment centers, and medical clinics, ensuring steady footfall from all 12,500 surrounding HDB and private households.
• Car-Lite Main Street: Pedestrian-first streetscapes with dedicated bicycle paths that connect surrounding residential blocks directly to the commercial hub.
• Biophilic Green Infrastructure: Rain gardens, bioswales, and green roofs that manage stormwater while creating natural habitats along the coastal buffer.

Long-Term Capital Catalyst: The "Long Island" Reclamation Project: Over a 30-to-50-year horizon, Singapore's planned "Long Island" coastal protection and land reclamation project off the East Coast shoreline will add approximately 800 hectares of new land, new coastal reservoirs, and recreational waterfront parks. Positioned directly opposite this future reclamation zone, property values along Bayshore Drive stand to gain long-term capital appreciation as coastal protection infrastructure transforms into a world-class waterfront precinct.

10. Target Buyer Demographics, Rental Yield & Exit Liquidity Strategy

Core Target Buyer Segments: Demand for Bayshore Drive GLS is expected to originate primarily from three key buyer demographics:

• Bedok, Marine Parade & Tampines HDB Upgraders: Affluent local families upgrading from matured HDB estates in Bedok, Marine Parade, and Tampines looking for a private resort lifestyle with direct transit and shopping convenience.
• East Coast Landed Right-Sizers: Older homeowners downsizing from nearby landed housing estates (Opera Estate, Frankel Estate, Sennett Estate) seeking single-level luxury living with lift access, comprehensive facilities, and direct retail convenience.
• Changi & Regional Corporate Investors: Domestic investors acquiring 1-bedroom and 2-bedroom units to capture tenant demand from professionals working at Changi Business Park, Changi Airport, and the Paya Lebar Regional Centre.

Rental Yield Performance & Projections: Given its direct integration above Bedok South MRT, regional retail mall, and proximity to major employment hubs, projected rental performance is summarized below:

Holding Horizon & Exit Strategy: Buyers should align their capital strategy around a 5-to-8-year holding period post-TOP. Exiting within this window allows owners to capitalize on the complete buildout of the surrounding 12,500-unit Bayshore township, the maturation of the regional retail mall, and resale demand from local HDB upgraders seeking integrated homes.

11. Risk & Compliance

Risk Identification & Evaluation: Prior to committing capital, prospective buyers should evaluate key market risks and downside factors associated with the site.