Singapore’s residential property sector remains robust in 2026, driven by strong demand for quality private homes that combine modern convenience, strategic connectivity, and lifestyle appeal. Two highly anticipated 99-year leasehold condominiums stand out as premier new launches: Vela Bay in District 16 and Tengah Garden Residences in District 24. These projects cater to discerning homebuyers and investors seeking either coastal serenity or sustainable forest-town living. With launches targeted for the first half of 2026, both developments align with the Urban Redevelopment Authority’s emphasis on integrated, future-oriented communities.

Vela Bay: Redefining Coastal Living in the Bayshore Waterfront Precinct

Vela Bay represents the inaugural private residential project within the transformative 60-hectare Bayshore Waterfront Precinct along Bayshore Road in District 16. Developed by SingHaiyi Group in collaboration with Haiyi Holdings, the development occupies a site of approximately 112,992 square feet and will feature 515 thoughtfully designed residential units across two elegant 31-storey towers. The expected Temporary Occupation Permit is projected for 2030, with the public preview scheduled around mid-April 2026.

The project’s location offers exceptional transport accessibility. Situated mere steps from Bayshore MRT Station on the Thomson-East Coast Line, residents benefit from direct, efficient connections to the Central Business District, Orchard Road, and Marina Bay within 20 minutes. Complementing this is seamless road access via the East Coast Parkway and Pan-Island Expressway, alongside proximity to Changi Airport for international travellers.

Vela Bay capitalises on its waterfront orientation opposite East Coast Park, promising many units with panoramic sea views and refreshing coastal breezes. The broader precinct master plan includes new parks, reservoirs, and enhanced green corridors under Singapore’s Long Island initiative, creating a vibrant waterfront community. Families will appreciate the catchment of reputable schools such as Temasek Primary School and Temasek Junior College, while retail and dining options at nearby Bedok Mall and Parkway Parade ensure everyday convenience.

Key advantages of Vela Bay include:

• Direct one-minute walk to Bayshore MRT Station for superior connectivity


• Unobstructed sea and park views enhancing daily living experiences


• Proximity to established educational institutions and lifestyle amenities


• Resort-inspired facilities featuring swimming pools, gymnasium, and landscaped gardens


• Smart-home integrations and sustainable design elements for contemporary comfort


• First-mover advantage in a rapidly developing precinct with limited future coastal supply

Unit configurations span one- to five-bedroom layouts, including practical one-plus-study and dual-key options suitable for professionals, young families, and multi-generational households. Indicative pricing at launch is expected to range between S$2,461 and S$3,000 per square foot, translating to entry-level prices from approximately S$1.2 million for compact units to over S$3.75 million for premium larger homes. The land acquisition cost of S$1,388 per square foot per plot ratio underscores the project’s premium positioning while supporting strong long-term capital appreciation potential amid constrained supply in the East Coast region.

Tengah Garden Residences: Pioneering Sustainable Living in Singapore’s Forest Town

Tengah Garden Residences introduces private condominium ownership to Tengah, Singapore’s first new town in over two decades and its pioneering forest town. A joint venture comprising Hong Leong Holdings (lead), GuocoLand, and CSC Land Group secured the 2.54-hectare site at Tengah Garden Avenue through a government land sale. The mixed-use development will deliver approximately 860 to 863 residential units alongside more than 3,000 square metres of commercial space on the ground floor, fostering a self-sustaining neighbourhood hub.

Strategically positioned in the Garden District, the project emphasises biodiversity, lush landscaping, and eco-conscious planning. Future residents will enjoy convenient access to the upcoming Hong Kah MRT Station on the Jurong Region Line, enhancing linkages to Jurong East, Bukit Batok, and key employment nodes in the western corridor. Excellent expressway connectivity via the Pan-Island Expressway and Kranji Expressway further supports commuting to major hubs such as Jurong Lake District and the Tuas industrial area.

Tengah’s master plan promotes car-lite living through extensive parks, nature trails, community gardens, and smart-town technologies, including provisions for autonomous vehicles. Educational options are strengthened by nearby institutions, including the relocated Anglo-Chinese School (Primary) and Princess Elizabeth Primary School, with Nanyang Technological University within reasonable reach. The integration of ground-floor commercial outlets will provide immediate access to retail, dining, and daily necessities, reducing reliance on external travel.

Notable highlights of Tengah Garden Residences encompass:

• Prime positioning within Singapore’s first forest town focused on sustainability and greenery


• Direct future connectivity to Hong Kah MRT Station on the Jurong Region Line


• Mixed-use design incorporating over 3,000 square metres of commercial facilities


• Abundant landscaped spaces and nature-oriented amenities promoting wellness


• Competitive land cost of S$821 per square foot per plot ratio enabling attractive pricing


• Diverse unit mix from one- to four-bedroom configurations, including dual-key layouts

The development targets one- to four-bedroom apartments, ideal for first-time buyers, upgraders, and investors. Given the lower land benchmark compared to eastern projects, pricing is anticipated to offer strong value, likely positioning it competitively against other new launches in the Outside Central Region. Launch activities are expected in March or April 2026, with the Temporary Occupation Permit aligned to similar timelines around 2030.

Comparative Analysis and Investment Considerations

Vela Bay and Tengah Garden Residences address distinct lifestyle preferences within Singapore’s diverse residential market. Vela Bay appeals to those prioritising established eastern connectivity, waterfront prestige, and immediate access to recreational spaces like East Coast Park. Its smaller scale of 515 units fosters greater exclusivity, while mature surrounding infrastructure supports both owner-occupation and rental demand from professionals and expatriates.

In contrast, Tengah Garden Residences attracts forward-looking buyers drawn to pioneering green living, abundant biodiversity, and the growth trajectory of a new town. The inclusion of commercial components creates a vibrant community focal point, and the larger unit count of around 860 enhances long-term vibrancy. Its lower entry pricing relative to coastal developments provides compelling affordability for families and investors anticipating capital gains as Tengah matures.

Investment merits for both projects remain robust. Factors include proximity to upcoming MRT stations, limited new private supply in their districts, and alignment with national policies promoting sustainable urban development. Prospective purchasers should consider personal priorities—coastal leisure versus verdant sustainability—alongside financial goals such as holding horizon and rental yield potential. Singapore’s stable economy, controlled population growth, and resilient housing policies further reinforce the long-term attractiveness of these assets.

Conclusion

Vela Bay and Tengah Garden Residences exemplify Singapore’s commitment to delivering high-quality, future-ready private housing that harmonises with natural environments while meeting contemporary urban needs. Whether one seeks the refreshing allure of bayside living or the innovative green ethos of a forest town, these developments offer exceptional design standards, strategic locations, and promising investment prospects.