Bayshore’s S$1.466m Condo Entry Price Is Only a Starting Point

A buyer chasing Singapore’s lowest new-launch price could walk into the wrong sales gallery. When checked, the publicly displayed entry point for Vela Bay at Bayshore was S$1.466 million, not S$1.38 million: its developer-appointed sales page showed six available 484 sq ft one-bedroom-plus-study units from that price.

That difference matters, but the bigger issue is fit. A compact entry unit at Bayshore and a future family-sized home at Dairy Farm or Lentor are not interchangeable simply because all three are new condominiums. Buyers need to compare the layout they can live in, the likely move-in timing and whether the price and availability have been properly confirmed.

What the Bayshore entry price buys

Vela Bay is marketed as a 515-unit, 99-year leasehold development at 1 and 3 Bayshore Walk. The Urban Redevelopment Authority (URA) awarded the underlying Bayshore Road government land sale site to Sing-Haiyi Garnet Pte. Ltd. on 28 March 2025.

Its published entry units are 484 sq ft one-bedroom-plus-study homes. Dividing S$1.466 million by 484 sq ft gives an implied price of about S$3,029 per sq ft. That is our calculation from the advertised asking price and floor area, not a completed transaction.

A “from” price establishes the minimum advertised cheque, but it says little about the cost of a practical two-bedroom home or the premium for a preferred floor, direction or stack. Six entry units also represent only about 1.2% of a 515-home development, based on the marketed project size.

For a single buyer or couple who genuinely wants a compact home, that may be enough to begin a shortlist. For anyone planning around children, regular work-from-home days or visiting parents, it is merely the first filter.

Before treating the study as another room, inspect the floor plan. Check whether it has a window, can take a proper desk and storage, and still leaves a comfortable route through the home. The label matters less than how the space works on an ordinary Tuesday evening.

Dairy Farm and Lentor are at different stages

Narra Residences is associated with the Dairy Farm Walk site. Its marketing site identifies Dairy Farm Walk JV Development Pte. Ltd. as the project developer, but the page alone is not enough to establish a complete live inventory or settled price list.

The firmer public evidence sits earlier in the development process. URA awarded the Dairy Farm Walk site on 21 January 2025 to a consortium comprising SNC2 Realty Pte. Ltd., Apex Asia Alpha Investment Two Pte. Ltd., Soon Li Heng Civil Engineering Pte Ltd and Kay Lim Realty Pte. Ltd. When URA released the site for sale in June 2024, it estimated that it could yield about 540 homes.

Lentor Gardens is similarly supported by official land-sale evidence rather than a dependable live stock count. URA awarded that site to Kingsford Huray Development Pte Ltd on 9 April 2025. URA’s tender material estimated a yield of about 500 homes, while expressly noting that the eventual number could vary.

A marketing listing describes Lentor Gardens Residences as a 499-home project, but a portal figure should not be treated as official confirmation of either the final approved total or the number of homes still for sale.

This leaves buyers comparing choices at different points in their sales cycle. Vela Bay has a publicly visible asking-price snapshot. Dairy Farm and Lentor have official site histories and marketed project information, but their unit-by-unit availability and prices still need confirmation from current developer documents.

Compare the home you need

A useful comparison starts with the same household requirement at every project. If you need two proper bedrooms, compare two-bedroom layouts—not Vela Bay’s smallest home against larger hypothetical units elsewhere.

Use four questions to structure the shortlist:

Then compare exact stacks rather than project averages. Afternoon sun, road exposure, lift proximity and the outlook from lower floors can create meaningful differences within the same development. A cheaper stack may be perfectly sensible if its compromises do not disrupt your daily routine.

The same discipline applies to facilities. Give more weight to approved plans and formal sales documents than to lifestyle images or loosely worded proposals. Ask where facilities sit, which blocks face them and whether the routes from the entrance to the lift and car park make sense.

New launch or resale is also a timing choice

With an uncompleted launch, buyers choose from plans and sales documents rather than walking through the finished home. That provides access to a newly built unit, but it also makes the expected completion date and the household’s interim living arrangements part of the decision.

A family that expects to rent while waiting should include that expense in its comparison. An owner who needs proceeds from an existing flat or condominium should map the sequence carefully instead of assuming both transactions will line up neatly.

Resale offers a different kind of certainty. Buyers can inspect the actual light, noise, condition and outlook, while the surrounding shops and transport routine can be tested before committing. The compromise may be an older lease, renovation work or facilities that feel less current.

Neither route wins automatically. The practical comparison is the total cost and disruption of reaching a suitable home—not whether one brochure carries the lowest starting number.

Ask for matching documents before choosing

For Vela Bay, the published page provides a useful dated starting point, but buyers should request the latest price list and confirm whether the six advertised entry units remain available. An online asking price is not proof of a completed sale.

For Narra Residences and Lentor Gardens Residences, ask for the current developer price list, balance-unit schedule, approved floor plans and expected completion information. That turns broad project capacity into a shortlist of homes that can actually be bought.

Official land records establish that substantial residential developments are planned at Dairy Farm Walk and Lentor Gardens, with estimated yields of roughly 540 and 500 homes respectively. They do not establish today’s unit mix, remaining stock or eventual selling prices.

The useful conclusion is therefore not that one project has set Singapore’s price floor or another holds the “real” inventory. It is simpler: Vela Bay published a S$1.466 million entry point when checked, while a fair Bayshore–Dairy Farm–Lentor comparison requires current evidence for the unit type each household actually needs.