Singapore’s private residential market in 2026 features two highly anticipated 99-year leasehold condominium launches that cater to contrasting buyer profiles. Vela Bay in District 16 and Tengah Garden Residences in District 24 represent fresh opportunities for homebuyers and investors seeking new condo launches in Singapore. One offers premium waterfront living along the East Coast, while the other provides sustainable, community-focused homes in the pioneering Tengah Forest Town.
Vela Bay Singapore: First Private Waterfront Condo in Bayshore Precinct
Vela Bay stands as the inaugural private condominium launch in the 60-hectare Bayshore waterfront transformation along Bayshore Road. Developed by SingHaiyi-Garnet Pte Ltd, a joint venture between SingHaiyi Group and Haiyi Holdings, the project occupies approximately 112,992 square feet and comprises 515 units in two 31-storey towers. Expected temporary occupation permit (TOP) is around 2030, with showflat preview targeted for April 2026.
Prime Location and Excellent Connectivity
Situated directly beside the upcoming Bayshore MRT station on the Thomson-East Coast Line, Vela Bay offers under two minutes’ walking distance to public transport. This strategic placement ensures convenient access to Changi Airport, Raffles Place, and Orchard Road within 45-50 minutes. Proximity to the East Coast Parkway and Pan-Island Expressway further supports seamless commuting by car.
The surrounding precinct will evolve into a vibrant waterfront community with future retail and recreational amenities. Residents also enjoy immediate access to East Coast Park, Temasek Primary School, and Temasek Junior College, alongside established shopping malls such as Bedok Mall and Parkway Parade.
Unit Mix, Pricing, and Sea Views
Configurations range from one bedroom plus study to five bedroom units, including penthouses. More than 70 percent of homes feature sea-facing orientations, delivering panoramic coastal views rare in the Outside Central Region. Indicative prices start from approximately S$1.4 million for entry-level units and extend to S$3.75 million for larger layouts. Per-square-foot pricing is projected between S$2,600 and S$3,000, supported by the land acquisition cost of S$1,388 per square foot per plot ratio.
Key highlights of Vela Bay include:
- Direct MRT access with sea views in over 70% of units
- First-mover advantage in Singapore’s newest waterfront precinct
- Premium East Coast location near parks and schools
- Resort-style living with smart-home integration
Tengah Garden Residences: Pioneering Private Condo in Singapore’s Forest Town
Tengah Garden Residences marks the first private residential development within Singapore’s smart and sustainable Tengah township. A joint venture between Hong Leong Group, GuocoLand Singapore, and CSC Land Group developed the project on a 273,906-square-foot site along Tengah Garden Avenue. The development includes approximately 863 units plus over 3,000 square metres of ground-floor commercial space, with preview expected in April 2026 and TOP around 2030.
Strategic Location and Sustainable Township Benefits
The site fronts Tengah Pond and connects directly to Promenade Park and the future Tengah Central Park, providing immediate green and waterfront access. Hong Kah MRT station on the Jurong Region Line lies at the doorstep, offering quick links to Jurong East, Boon Lay, and the Jurong Lake District. Major expressways such as the Pan-Island, Kranji, and Bukit Timah Expressways ensure excellent road connectivity.
As part of the “Forest Town” master plan, Tengah Garden Residences benefits from car-lite design, extensive greenery, and upcoming educational and commercial facilities. Nearby schools include Pioneer Primary and Anglo-Chinese School (Primary), while established malls such as Jurong Point, Westgate, and JEM remain within easy reach.
Affordable Pricing and Family-Friendly Unit Configurations
Unit layouts span one to four bedroom options, suitable for singles, couples, and families. Indicative pricing begins around S$1.25 million and reaches up to S$3.2 million, with average per-square-foot rates between S$2,100 and S$2,500. The lower land cost of S$821 per square foot per plot ratio contributes to greater affordability compared with many other new condo launches in Singapore.
Standout features of Tengah Garden Residences include:
- Integrated mixed-use design with on-site retail shops
- Direct access to Tengah Pond waterfront and green parks
- Comprehensive family-oriented facilities
- Alignment with Singapore’s green and sustainable urban planning
Vela Bay vs Tengah Garden Residences: Head-to-Head Comparison of 2026 New Launches
Both projects share 99-year leasehold tenure and similar completion timelines, yet they appeal to different segments of the market:
- Location and lifestyle: Vela Bay delivers the established coastal prestige or immediate East Coast amenities, ideal for the buyers seeking waterfront living in the Singapore. Tengah Garden Residences offers growth potential in a brand-new sustainable township with emphasis on green living.
- Pricing accessibility: Vela Bay positions as a premium option at S$2,600–S$3,000 psf, justified by sea views and scarcity. Tengah Garden Residences provides stronger entry-level value at S$2,100–S$2,500 psf for budget-conscious families.
- Unit range and facilities: Vela Bay targets professionals and families desiring panoramic views and smart features. Tengah Garden Residences focuses on multi-generational living with on-site commercial convenience, pools, gyms, and community spaces.
- Investment outlook: Vela Bay benefits from waterfront rarity and strong rental demand in the East. Tengah Garden Residences promises capital appreciation as the Forest Town matures with full infrastructure and amenities.
Conclusion
Vela Bay and Tengah Garden Residences exemplify Singapore’s forward-looking approach to new condo launches in 2026, blending immediate livability with strategic growth. Vela Bay excels for those prioritising coastal luxury and established connectivity, whereas Tengah Garden Residences attracts buyers seeking affordable, sustainable living in an emerging smart town. By assessing location, pricing, facilities, and investment goals, prospective buyers can identify the optimal choice among these promising developments.
