Vela Bay

384 filed transactions · District 16 · OCR

Median, per square foot
2,864 psf
Observed range
$2,532 — $3,302 psf
S$2,103k median price

99 yrs lease commencing from 2025 · 384 filed transactions

S$2,103k
Median price
384
Filed transactions
27%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month5 months with a sale

Apr '26 · S$2,108kAug '26 · S$3,151k

The transactions behind those figures20 of 384

Nothing modelled — these are the filed sales.

45 sqm · floor 26-30Apartment · New sale · 2026-08
S$1,537,000$3173 psf
147 sqm · floor 11-15Apartment · New sale · 2026-08
S$4,765,000$3011 psf
64 sqm · floor 21-25Apartment · New sale · 2026-07
S$2,024,000$2938 psf
96 sqm · floor 06-10Apartment · New sale · 2026-07
S$2,905,000$2811 psf
64 sqm · floor 21-25Apartment · New sale · 2026-07
S$2,030,000$2947 psf
45 sqm · floor 06-10Apartment · New sale · 2026-07
S$1,348,000$2783 psf
109 sqm · floor 06-10Apartment · New sale · 2026-07
S$3,287,000$2802 psf
82 sqm · floor 21-25Apartment · New sale · 2026-07
S$2,579,000$2922 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+11.9%

Floors 16+ against floors 1–5, Vela Bay only. Median S$2,975 psf up top from 209 sales, S$2,660 psf low down from 30.

District 16, typical project+11.9%

Middle of 2 projects in District 16 that clear the bar — half fall between +3.8% and +11.9%. None came out negative in this set.

Every band in District 16, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$2,108569
06-10S$2,443564
11-15S$2,534462
16-20S$2,86898
21-25S$2,96568
26-30S$3,10558
31-35S$3,1628

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Bayshore
41m
Primary schools within 1km
1
nearest 768m
Primary schools · straight-line distance
  • Temasek Primary School768m
1 more between 1km and 2km
  • Bedok Green Primary School1.3km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Bayshore41m
  • Siglap1.2km
  • Tanah Merah1.7km
Also nearby
  • Hawker centreEast Coast Lagoon Food Village925m
  • ParkEast Coast Park Area F364m
  • Other schoolsTemasek Secondary School790m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

1project within 300m
$1,907–$2,080the middle half, per sq ft — all from one project
$1,999median of those sales

From 20 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Costa Del Sol241m2026-0811-15122 sqm$2,064
Costa Del Sol241m2026-0806-10145 sqm$1,845
Costa Del Sol241m2026-0706-10137 sqm$1,946
Costa Del Sol241m2026-0716-20123 sqm$1,873
Costa Del Sol241m2026-0606-10163 sqm$1,909
Costa Del Sol241m2026-0621-25114 sqm$2,103
Costa Del Sol241m2026-0516-20125 sqm$2,044
Costa Del Sol241m2026-0521-25125 sqm$2,080
Costa Del Sol241m2026-0521-25122 sqm$2,058
Costa Del Sol241m2026-0421-25122 sqm$1,999
Costa Del Sol241m2026-0321-25115 sqm$1,907
Costa Del Sol241m2026-0326-30125 sqm$2,170

The 12 most recent are listed, out of 20 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$2,103,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$2,103,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$48,645
Cash in handS$1,671,939
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.