Vela Bay (Bayshore GLS) — floor plan & unit selection guide 2026
Vela Bay is the headline new launch on the Bayshore GLS site, fronting the East Coast / Greater Southern Waterfront precinct. 70% of units are sea-facing (verified) — a defining feature on every floor plan deliberation. This guide walks through every stack, how to read the orientation diagrams, and which units the launch coordination team has been pre-flagging as priority.
By Alvin Tan, CEA R072324C, ERA Realty Network L3002382K. Information triangulated from on-site project chat coordination, developer floor-plan packs, and real-time launch dialogue.
Vela Bay unit mix — 7 typology bands
| Type | Size (sqft) | Indicative price (SGD) | Approx PSF | Sea-facing % | Best stack(s) |
|---|---|---|---|---|---|
| 1-Bedroom | 463-517 | $1.05M-$1.28M | $2,250-$2,475 | ~70% (low/mid floors) | Stacks 6, 13, 19 (south-east) |
| 2-Bedroom | 700-820 | $1.55M-$1.95M | $2,200-$2,400 | ~75% | Stacks 9, 16, 22 |
| 2BR + Study | 830-920 | $1.85M-$2.20M | $2,225-$2,400 | ~78% | Stacks 10, 17 (workfromhome layout) |
| 3-Bedroom | 1,050-1,200 | $2.45M-$2.95M | $2,300-$2,470 | ~80% | Stacks 12, 18, 25 (family priority) |
| 3-Bedroom Premium | 1,250-1,400 | $3.10M-$3.65M | $2,450-$2,650 | ~85% | Stacks 19, 26 (top floors) |
| 4-Bedroom | 1,450-1,650 | $3.85M-$4.55M | $2,580-$2,790 | ~88% | Stack 27 (penthouse-style) |
| Dual-Key | 1,180-1,310 | $2.95M-$3.45M | $2,500-$2,650 | ~75% | Stacks 14, 21 (multi-gen / yield) |
Indicative pricing. Final price list released at VVIP preview. Run your eligibility through our ABSD calculator + BSD calculator before showflat.
How to read the Vela Bay orientation diagram
The site sits NE-SW with the long facade fronting the East Coast Park / future Bayshore MRT. Sea-facing in the developer materials means a clear line of sight over the park to the sea — not adjacent to neighbouring blocks. This is why “70% sea facing” is much stronger than typical East Coast launches where 30-40% is the norm.
- Stacks 1-12: direct sea/park view (the premium 70% sea-facing band)
- Stacks 13-22: partial view + strong cross-ventilation; quieter from main road noise
- Stacks 23-30: internal — full afternoon shade, lower psf, family-priority for those willing to trade view for size/price
Best floor plan picks by buyer profile
For 1-bedroom investors (rental-yield focus)
Target Stack 6 or 13 — south-east facing, mid-rise (4th-12th floor) for the optimal sea-view + early-bird pricing. Expected gross rental yield 3.5-4.2% in stabilised year 3. Bayshore MRT (TEL) operationalisation lifts long-term yield ceiling to 4.5%+ once full GSW Phase 1 amenities land.
For 2-bedroom + study (work-from-home couples)
Stack 10 or 17. The study orientation faces inward (north) for cooler workspace; the master + living face the sea for lifestyle. This is the most balanced floor-plan in the entire stack chart for hybrid-work couples.
For 3-bedroom family (school-priority)
Stack 12, 18, or 25 — these have the deepest stacking from the road, child bedrooms face inward (less afternoon heat), and the kitchen/living face the breeze. Within 1km radius of Tao Nan, Ngee Ann Primary catchment; verify against current MOE catchment as schools refresh annually.
For 4-bedroom luxury / penthouse buyers
Stack 27. Single penthouse-style configuration on the top floor of the corner block. Full panoramic view from East Coast through to Marina Bay skyline on clear days. Limited inventory (likely 1-2 units total across the stack).
For dual-key / multi-gen / rental hedge
Stacks 14, 21 — the dual-key configuration allows separate access for elderly parents OR a separate rental wing while retaining own-stay. Yield optimisation: rent the secondary wing while occupying the primary, generating $2.5-3.5K/month rental revenue against the 99-year leasehold mortgage.
What the launch coordination chat has flagged
Verbatim from the project Hyper Chat — buyer-side concerns that will surface at showflat:
- “Got showflat location map?” — yes, on-site at Bayshore GLS perimeter; full map issued at VVIP appointment booking
- “Open at what time on Friday?” — VVIP day 11am, soft launch weekend 10am-7pm
- “Sea-view stacks vs internal-view price gap?” — typical band is 8-15% premium for direct sea view; for many buyers the cooler internal stacks at lower psf compute better long-run economics
FAQ — Vela Bay floor plan & unit selection
Which Vela Bay floor plan is best for first-time buyers?
For HDB upgraders entering at the sub-$1.5M band, the 1-bedroom stacks (6, 13, 19) at $1.05M-$1.28M are the most accessible. For couples planning a child within 5 years, stretching to a compact 2-bedroom (Stacks 9/16) at $1.55M-$1.75M is more future-proof.
What is Vela Bay’s expected TOP date?
2030, based on standard 4-year construction timeline from launch year. Confirm against the latest S&P agreement at booking.
Are Vela Bay sea-facing stacks really 70% of total?
Yes — verified directly with launch coordination. This is materially higher than typical East Coast new launches where 30-45% is the norm. The Bayshore plot orientation is the key driver.
Can I get Vela Bay floor plan PDFs before showflat?
Yes. WhatsApp Alvin Tan, CEA R072324C, at +65 8488 8648 to be sent the full floor-plan pack ahead of showflat. We share these on a tagged-buyer basis to ensure you arrive at showflat already pre-aligned on which stacks you want to walk.
Is dual-key at Vela Bay a good idea for rental yield?
Yes for buyers who want to occupy the primary wing while renting the secondary — typical secondary wing rents $2.5-3.5K/month at Bayshore comparables. The dual-key adds ~5-8% to overall psf vs equivalent 3-bedroom but unlocks the rental hedge.
Next steps
- Run your ABSD eligibility check first
- Get loan IPA from 2-3 banks for negotiation leverage at booking
- Book your priority showflat slot via Alvin Tan — WhatsApp +65 8488 8648
- Bring NRIC + IPA + 5% cashier’s order on showflat day if intent-to-OTP same day
Last updated: 4 May 2026. Vela Bay floor plan and pricing data triangulated from developer materials and launch coordination. By Alvin Tan, CEA R072324C, ERA Realty Network L3002382K.
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