Bayshore Road GLS D16 Bedok RCR Singapore Launch 2026

Quick answer: Bayshore Road GLS is a forthcoming private condominium by SingHaiyi Group and Haiyi Holdings on Bayshore / Upper East Coast (D16, RCR fringe). The site is expected to yield roughly 515 units on 99-year leasehold land with indicative pricing from S$2,100,000 (about S$2,800 psf on 750 sq ft). Status as of June 2026: 2026 pipeline following the S$658.9 million GLS award. Use this review to compare entry psf, Tanah Merah MRT connectivity, future Bayshore MRT upside, and ABSD impact before booking.

Bayshore Road GLS anchors the coastal micro-market at the OCR and RCR boundary within District 16 Bedok. The parcel sits where Upper East Coast pricing meets east-side family demand, a belt that has repriced steadily as government land sales and private launches reset buyer expectations for coastal stock east of Siglap. Whether you are upgrading from an HDB flat, adding a second property, or buying from overseas, the decision starts with whether launch psf at Bayshore Road still leaves room relative to nearby resale comparables and against pipeline peers such as Pinery Residences.

For launch mechanics, payment stages, and balloting context, see our Singapore new launch condo guide 2026. For portfolio-level ABSD, financing, and hold-period planning, use the Singapore property investment guide. Foreign buyers should also read the ABSD guide and foreign buyer checklist before booking.

About Bayshore Road GLS

Bayshore Road GLS is a private condominium development on a government land sale site along Bayshore Road in D16. SingHaiyi Group and Haiyi Holdings secured the approximately 112,992 sq ft parcel for S$658.9 million, with planning guidance pointing to roughly 515 residential units on 99-year leasehold tenure. Marketing status as of June 2026: 2026 pipeline following land award, with showflat and launch timing subject to planning approval and construction tender.

The site occupies one of the last large coastal plots on the Upper East Coast corridor before the Thomson-East Coast Line (TEL) Bayshore station opens. That positioning matters because D16 is formally OCR in Bedok town core, yet Bayshore Road transacts closer to RCR fringe benchmarks given East Coast Park adjacency, proximity to District 15 lifestyle anchors, and the land bid that embeds a higher psf cost base than typical OCR launches inland.

Unit mixes on a 515-unit scheme typically span compact two-bedroom layouts for investor buyers through three- and four-bedroom formats that attract family upgraders from Bedok HDB estates and east-side owner-occupiers who prioritise bedroom count and park access over the lowest absolute psf.

Unit mix and indicative pricing

Indicative pricing bands below translate launch psf guidance into approximate absolute prices using typical sizes. Always request the authorised price list on booking day because stack, facing, and floor premiums can move effective psf by 8 to 15 percent within the same bedroom type. The S$658.9 million land award implies a developer cost floor near S$2,800 psf before construction, financing, and profit margin.

Bedroom type	Typical size (sq ft)	Indicative psf (S$)	Indicative price from (S$)
2-bedroom	750	2,800 – 3,050	2,100,000
3-bedroom	950	2,800 – 3,150	2,660,000
4-bedroom	1,150	2,950 – 3,200	3,392,500

Cost item	Indicative range (S$)	Notes
Booking fee	5% of purchase price	Usually cheque or PayNow; refundable within OTP period if terms allow
BSD / ABSD	Depends on profile	Foreign and second-property buyers pay higher ABSD tiers
Legal fees	2,500 – 4,500	Conveyancing plus mortgage documentation
Maintenance (monthly)	320 – 480	Varies with unit size and shared facilities load on a 500-unit scheme

Nearby benchmark	Approx. psf (S$)	Comment
Bayshore Road GLS (launch guide)	2,800 – 3,200	GLS land cost supports RCR fringe pricing
D16 Upper East Coast resale (2025–26)	2,300 – 2,500	Older stock may trade lower psf but shorter remaining lease
D16 Bedok town OCR average (2026)	2,154	Inland benchmark; coastal fringe commands premium
D15 RCR East Coast average (2026)	2,695	Lifestyle premium reference for park-adjacent stock

Location and connectivity

Bayshore Road GLS sits on the Upper East Coast corridor in D16 at the RCR and OCR edge. Today, Tanah Merah MRT on the East-West Line is the primary rail anchor: interchange with the Downtown Line supports commutes toward Marina Bay Financial Centre, while direct EWL service reaches Changi Business Park in roughly 15 to 25 minutes and Changi Airport in under 20 minutes. Bedok MRT one stop west provides an alternate EWL node with Bedok Mall amenities.

The future Bayshore MRT station on the Thomson-East Coast Line is the long-term connectivity catalyst. When operational, it will shorten bus-dependent access that currently links Bayshore Road to the EWL grid and give owner-occupiers and tenants a walkable station option along the coastal belt. Investors should underwrite today’s Tanah Merah plus bus combinations at peak hour for near-term rental marketing, then model incremental rent and resale premium once Bayshore station is live.

Daily amenities cluster around East Coast Park, Siglap dining nodes, and Bedok Interchange retail. For families, school proximity within one to two kilometres often drives resale liquidity more than a marginal psf discount at launch. The District 16 Bedok property guide maps the OCR to RCR gradient across Bedok town, Kembangan, and Upper East Coast pockets in detail.

Investors should map tenant demand: three-bedroom layouts attract family tenants working in Changi Business Park, the airport corridor, and CBD-bound professionals who accept an east-side address for park access. If you rely on rental income, underwrite void periods and furnishing costs rather than assuming full-year occupancy at headline asking rents.

Investment angles and rental outlook

D16 coastal launches price against steady east-side demand, but Bayshore Road carries a higher land-cost base than inland OCR peers. Justify entry against Upper East Coast resale transacts and pipeline completions including Pinery Residences, not Bedok town OCR averages alone.

At indicative purchase psf near S$2,800 against rent psf near URA median S$5.13 city-wide, gross yield on strict median maths on a 950 sq ft three-bedroom lands near 2.1% before costs. Coastal fringe buyers often target rent psf near S$5.40 to S$5.70 on family stock with park access, which can lift gross yield toward 2.5 to 3.0% if entry psf holds at the lower end of launch bands. Net yield after maintenance, property tax, and vacancy typically settles lower; use the Singapore rental yield guide before trusting brochure gross quotes.

Compare Bayshore Road GLS against other 2026 launches in RCR and OCR before you anchor on a single pipeline narrative. Entry psf is only half the equation; the other half is how quickly the sub-market absorbs new supply at TOP when owners start leasing or selling concurrently along the Upper East Coast belt.

Use the property investment guide to model ABSD, LTV limits, and hold-period exit scenarios. If you are navigating multiple launches, the new launch guide explains balloting, OTP timelines, and progress payment schedules in plain language. For regional context, the CCR vs RCR vs OCR guide explains why D16 coastal stock can trade above formal OCR labels.

Advantages and disadvantages

Advantages	Disadvantages
Coastal Upper East Coast address at RCR fringe	High absolute ticket size and ABSD exposure
SingHaiyi and Haiyi land-bank commitment via GLS win	Launch pricing may embed future Bayshore MRT premium early
Tanah Merah interchange within short commute today	Competing D16 pipeline including Pinery adds supply at TOP
Future Bayshore MRT on Thomson-East Coast Line	Land bid cost base limits discount room versus inland OCR
East Coast Park and Siglap lifestyle adjacency	Gross yield compressed versus Bedok town core on strict maths
Family-sized unit mix alignment on ~515-unit scheme	Until Bayshore MRT opens, bus reliance caps some tenant pools

Risks, red flags, and what to verify

Treat every new launch as a structured diligence exercise, not a same-day emotional booking. Priority checks for Bayshore Road GLS:

1. Price list versus URA transacts: Compare launch psf to recent D16 and Upper East Coast caveats; ask your agent for a three-kilometre comp table dated within 90 days, separating coastal fringe from Bedok town core.
2. Developer delivery: Review SingHaiyi Group and Haiyi Holdings prior TOP dates, defect rectification track record, and any joint-venture partner announcements before committing a booking fee.
3. Financing buffer: Stress-test mortgage payments at plus 1 percent interest and 70 percent LTV; confirm TDSR headroom if you hold other loans.
4. Supply pipeline: Map other D16 launches completing within 12 months of expected TOP; overlapping waves can pressure rents along the east coast.
5. ABSD and eligibility: Foreign buyers should confirm ABSD tier and whether decoupling or trust structures are in scope with a licensed tax adviser.
6. MRT timeline risk: Bayshore station opening dates can shift; do not underwrite rent premiums tied to an unopened station without a contingency void allowance.

Insider tip: Visit competing showflats at Pinery Residences and read the District 16 area guide before Bayshore Road opens for sale. Your edge is understanding whether the RCR fringe premium over inland OCR is already priced into the GLS land bid, and choosing stacks with genuine park or pool facing rather than west-sun discounts masked as cheap psf.

Who this project fits

Owner-occupiers: Families anchored to Upper East Coast schools, East Coast Park weekend routines, and east-side workplaces who plan to occupy through TOP and hold five plus years, especially if they value future Bayshore MRT walkability.

Investors: Buyers seeking RCR fringe east-coast exposure with moderate leverage, comfortable holding through construction and prepared for 6 to 12 months of post-TOP competition against neighbouring pipeline stock.

Ill-suited profiles: Yield-first buyers who need gross returns above 3.5% on day-one rent rolls, short-term flippers expecting quick capital gains before TOP, or buyers who cannot pass TDSR if rates rise one notch.

Related launches in the same district include Pinery Residences inland at OCR pricing bands. For district-level PSF, yield, and tenant pools, start with the District 16 Bedok property guide.

Buyer decision framework

Step	Action	Outcome
1	Set maximum all-in budget incl. ABSD and stamp duty	Clear price ceiling before showflat visit
2	Compare three competing launches in D16 and adjacent D15	Relative psf, tenure, and MRT walk
3	Model rental yield at 85% occupancy	Net return after maintenance and tax
4	Book only after OTP legal review	Avoid non-refundable mistakes
5	Plan exit at TOP plus 24 months	Realistic liquidity window

Frequently Asked Questions

What is the expected starting price at Bayshore Road GLS? +

Indicative entry pricing starts around S$2,100,000 based on approximately S$2,800 psf and a typical 750 sq ft two-bedroom mix. Final launch bands depend on stack, floor, and facing; request the authorised price list once marketing opens.

Who won the Bayshore Road GLS site? +

SingHaiyi Group and Haiyi Holdings secured the Bayshore Road parcel at S$658.9 million in the 2025 government land sale cycle. Confirm the final joint-venture branding and master developer appointment before booking.

What tenure will Bayshore Road hold? +

The site sits on 99-year leasehold land in D16 at the RCR and OCR boundary. Tenure affects long-term land-bank value, financing terms, and how the asset competes at resale against newer leasehold stock on the east coast.

When is Bayshore Road GLS expected to launch? +

Marketing is targeted for 2026 following planning approval and showflat build-out. Completion is likely in the early 2030s subject to construction progress; verify TOP and progressive payment schedules in your OTP.

Can foreigners buy at Bayshore Road GLS? +

Foreign buyers may purchase private condo units subject to ABSD tiers. Run ABSD and financing checks early using our foreign buyer workflow before paying a booking fee once sales open.

Is Bayshore Road GLS a good investment in 2026? +

Investment merit depends on launch psf versus recent D16 and Upper East Coast transacts, rental depth near Tanah Merah interchange, and your hold period through the future Bayshore MRT opening. Compare against alternate east-side launches and stress-test exit liquidity before you assume appreciation.

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Resale liquidity and investor hold-period notes

Bayshore Road GLS sits in Bayshore / Upper East Coast (D16, RCR fringe). URA recorded 26,492 private residential sales in 2025 with median rent near S$5.13 psf city-wide; use project-specific leases when underwriting, not brochure gross yield alone.

Hold horizon	Typical investor focus	Cost lines to model
3–5 years	Exit before SSD ladder bites	Entry ABSD/BSD, agent 2%, legal, SSD if applicable
5–10 years	Rental carry plus Bayshore MRT upside	Maintenance, property tax, vacancy, agent renewal
10+ years	Legacy or relocation asset	Tenure decay on 99-year stock, MCST reserve fund

Foreign buyers at 60% ABSD must stress-test all-in cost against net rent, not launch psf alone. FTA-eligible US or Swiss first-property buyers should model remission separately using our FTA ABSD remission guide.

Compare RCR and OCR benchmarks in CCR vs RCR vs OCR guide and launch mechanics in Singapore new launch condo guide 2026. Entry from S$2,100,000; verify authorised price list on booking day because stack and floor premiums move effective psf materially.

Developer context: SingHaiyi Group and Haiyi Holdings delivery history matters for progressive payment confidence and defect rectification after TOP. Request past project TOP dates and MCST handover quality before paying a non-refundable booking fee once sales launch.

Red flags before booking: showflat rent claims above S$6.50 psf without executed leases; maintenance fee not disclosed; ABSD cash not reserved for Day 14 e-Stamping; purchase driven by allocation fear rather than spreadsheet hurdle rate; or underwriting full Bayshore MRT premium before station opening is confirmed.