Rent vs D16 Building
Rent comparison still building
Project rent or district rent is still too thin for a clean rent-vs-district comparison.
Vela Bay rent and sale price
D16 / Bedok, Upper East Coast, Eastwood, Kew Drive
Address Bayshore Walk, Singapore
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Quick summary about Vela Bay
Vela Bay is a 99-year leasehold apartment in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive. The page currently tracks 0 rentals and 381 sales.
- No project-specific rent data is loaded yet, so use nearby projects and district rental comps before judging rent.
- Latest 12M median sale price is $2,108,000, with median sale PSF at $2,861 psf from 381 sales.
- Rent trend is not available yet. Sale PSF is down 1.2% over the last 3 months.
Vela Bay Market Brief
Compare the project with D16 across rent, sale PSF, tenure and transaction activity.
Compared with D16
Sale PSF vs D16 +14.8%
Sale PSF above district median
Vela Bay's latest 12-month median sale PSF is $2,861 psf versus the D16 median of $2,493 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support Building
Yield comparison still building
Gross yield needs both rent and sale evidence, so this signal will improve when both sides have deeper project records.
Rent stability Limited data
Stability still building
There are not enough recent monthly records to judge rent stability cleanly.
Market activity Limited data
Volume still building
There are not enough recent months to compare transaction activity.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2025 matters most on sale price. Compare Vela Bay against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
All-time median rent No rent data
Is the asking rent fair?
There is not enough project rent data yet. Use similar nearby projects and district rents first.
Latest 12M median sale PSF $2,861 psf
Is the purchase price fair?
$2,040,000 to $2,170,000 and $2,780 to $2,950 psf are the first sale checks before adjusting for floor, size, view and condition.
Unit-size anchor Not available
Are similar units renting for more?
Bedroom and floor-area splits are not available yet, so nearby project pages matter more.
Rent stability Limited data
Is rent stable here?
Stability still building. There are not enough recent monthly records to judge rent stability cleanly.
Transaction volume Limited data
Is activity rising?
Volume still building. There are not enough recent months to compare transaction activity.
Vela Bay Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2025
Property type Apartment
Sales 381 new sale transactions
Total sold value $898.3M
Vela Bay Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 0 Not available
Sale transactions 381 Apr 2026 to Jul 2026
Rent trend Not available No rent benchmark
Sale PSF trend -1.2% Last 3 months
Vela Bay Location
Location matching is still being enriched for this project.
Known address signal Bayshore Walk, Singapore
Nearby place matching is pending for this project.
Vela Bay Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent No rent benchmark No rental trend yet
Latest median sale PSF $2,829 psf 381 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 9 $2,829 psf $2,030,000
Jun 2026 0 - 1 $2,847 psf $3,340,000
May 2026 0 - 1 $2,613 psf $1,547,000
Apr 2026 0 - 370 $2,865 psf $2,113,000
Projects Similar to Vela Bay
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2025 Pinery Residences 555 transactions
- Median rent
- -
- Median sale PSF
- $2,548 psf
- Median rent
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- Median sale PSF
- $2,500 psf
- Median rent
- $4,850
- Median sale PSF
- $2,118 psf
- Median rent
- $3,500
- Median sale PSF
- $1,879 psf
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- $5,800
- Median sale PSF
- $1,732 psf
- Median rent
- $6,100
- Median sale PSF
- $2,388 psf
Vela Bay Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
No bedroom rental split is available for this project yet.
Vela Bay Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
No floor-area rental split is available for this project yet.
Vela Bay Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,843,000 $2,688 psf 29
06 to 10 $1,902,000 $2,732 psf 71
11 to 15 $1,972,000 $2,804 psf 75
16 to 20 $2,028,000 $2,888 psf 75
21 to 25 $2,098,000 $2,969 psf 67
26 to 30 $2,561,000 $3,105 psf 56
31 to 35 $2,936,000 $3,165 psf 8
Vela Bay Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
No rental rows are available.
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent check
If you are renting
Vela Bay does not currently have project-specific rent data loaded. Treat this page as a sale and location reference, then compare rent against similar nearby projects and the wider D16 rental market.
Median rent No rent data
Rentals 0
Rent signal Missing
- Do not anchor rent to a blank project median.
- Use bedroom count, floor area and nearby project pages before accepting an asking rent.
Offer check
If you are buying
Latest 12M sales at Vela Bay show a median price of $2,108,000 and $2,861 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,108,000
Latest 12M median PSF $2,861 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2025 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Vela Bay has 381 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $898.3M
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Vela Bay numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield Add rent Test gross and net yield against typical rent. Buy vs rent $2.1M Compare ownership cost against renting. Mortgage $2.1M Estimate monthly payment from the sale price. Stamp duty $2,861 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D16 to compare Vela Bay against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Vela Bay FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Vela Bay?
Vela Bay does not currently have project-specific rent data loaded, so rent should be checked against nearby project and district rental comps.
What is the typical sale price at Vela Bay?
The latest 12-month median sale price for Vela Bay is $2,108,000, based on 381 sales in that period.
What is the median sale PSF at Vela Bay?
The latest 12-month median sale price per square foot for Vela Bay is $2,861 psf. The average for the same period is $2,869 psf.
Is Vela Bay freehold or leasehold?
Vela Bay is listed as 99-year leasehold from 2025. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Vela Bay located?
Vela Bay is located at Bayshore Walk, Singapore in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive.
How current is the Vela Bay transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.