Bayshore Drive GLS Upcoming New Launch Condo in District 16 (Bedok / Upper East Coast)

Latest Update (26 Mar 2026): The Bayshore Drive GLS site is expected to be launched for tender in March 2026.

The site is estimated to yield about 1,280 residential units, introducing substantial future new launch supply into the District 16 / East Coast corridor.

Register your interest to receive updates on tender launch, developer bid results and project details once available.

This page provides an early analysis of the Bayshore Drive GLS site during its pre-tender stage, including location context, supply implications and what buyers can expect before the developer is confirmed.

Key Highlights

Upcoming private GLS site in District 16
Estimated ~1,280 residential units
Located within the Bayshore / Upper East Coast waterfront belt
Direct MRT access via Bayshore MRT on the Thomson-East Coast Line
Potential strong interest from lifestyle buyers and investors

Location & Connectivity

Bayshore Drive is located within District 16, serving the Bayshore, Bedok and Upper East Coast areas. The surrounding neighbourhood is supported by established private residential developments, East Coast lifestyle amenities and strong transport connectivity.

Nearby MRT access is anchored by Bayshore MRT on the Thomson-East Coast Line, providing direct connectivity to Marina Bay, Orchard and Woodlands. The site also enjoys strong road access via the East Coast Parkway (ECP), supporting travel to the CBD and Changi Airport.

Supply & Competition in the Area

The Bayshore / Upper East Coast area has seen limited new launch supply in recent years, making this GLS site particularly notable within the eastern waterfront corridor.

Compared to other regions where multiple GLS sites are released concurrently, Bayshore remains relatively supply-constrained, which may support demand from both own-stay buyers and investors.

Future developments in the surrounding area and nearby GLS sites will also play a role in shaping pricing benchmarks and buyer demand.

Location takeaway: This site sits within one of the rare eastern waterfront precincts where MRT connectivity, park access and coastal living come together in the same location.

What This GLS Site Means for Buyers

The introduction of this GLS site reflects continued government efforts to release selected new housing supply in mature and highly desirable coastal locations, where future land availability is relatively limited.

Why This Site Matters

Bayshore Drive GLS is not just another land parcel — it represents one of the few large-scale residential sites within Singapore’s eastern waterfront belt.

With MRT connectivity now in place via the Thomson-East Coast Line, the area has transitioned from a purely lifestyle location into a more accessible residential node.

This combination of connectivity, waterfront positioning and limited future land supply strengthens its long-term appeal.

Unlike Executive Condominium (EC) sites which are released under HDB’s GLS programme, private residential GLS sites like Bayshore Drive are released by URA and typically attract developers targeting both owner-occupiers and investors.

For buyers, this creates an opportunity to monitor a future East Coast waterfront launch early before the official project details and pricing benchmarks are fully established.

Transformation & Long-Term Growth Potential

The Bayshore / Upper East Coast area is part of Singapore’s broader eastern transformation corridor, supported by infrastructure improvements and long-term coastal planning initiatives.

One key development is the Long Island coastal protection project, which aims to enhance Singapore’s eastern shoreline while introducing potential new recreational and residential spaces over time.

Together with the completion of the Thomson-East Coast Line, these changes improve both accessibility and long-term livability, strengthening the area’s appeal for future homeowners and investors.

What to Watch During Tender Stage

As the site has yet to be awarded, the upcoming tender results will provide insights into developer confidence in the Bayshore / East Coast waterfront market.

Stronger land bids may indicate continued confidence in waterfront residential demand and long-term transformation potential, while more cautious bids may reflect market sentiment and pricing sensitivity.

Estimated Pricing & Market Positioning

Pricing will ultimately depend on the land bid, but large-scale waterfront developments typically command a premium due to their lifestyle positioning and scarcity.

Buyers should expect pricing to reflect a balance between:

-Waterfront and lifestyle appeal
-MRT connectivity via Thomson-East Coast Line
-Land cost and construction trends
-Nearby competing developments

The final land bid will provide a clearer indication of developer confidence and future pricing direction.

Planning ahead? Refer to Housing Loan & Affordability Guide and Stamp Duty Guide to better understand your financial readiness.

Who This Project May Appeal To

Buyers looking for a future new launch in the East Coast waterfront corridor
Owner-occupiers seeking a lifestyle-led home with MRT and park access
Investors monitoring future private housing supply in District 16
Portfolio buyers seeking long-term exposure to coastal scarcity and transformation upside

What Buyers Should Watch Next

Tender launch and developer participation
Winning land bid and pricing signals
Future project name and positioning
Preview timeline and unit mix release

Related Buyer Guides

Factsheet

Name	Bayshore Drive GLS
Type	Private Residential / Commercial
Address	Bayshore Drive
District	District 16 - Bedok / Upper East Coast
Tenure	99-Year Leasehold
Site Area	5.74 ha
Gross Plot Ratio	2.6
Estimated Total Units	Approximately 1,280 Units
Planning Authority	Urban Redevelopment Authority (URA)
GLS Status	Upcoming (Pre-Tender Stage)
Estimated Tender Launch	March 2026
Estimated Preview Timeline	To be announced after land tender award

Your Early Access Starts Here

Register your interest to receive early updates on developer bids, pricing direction, and preview timelines — with no obligations.