Vela Bay: S$2,888 psf at launch against S$1,762 psf resale nearby
Published 21 Sept 2026 · Vela Bay
Vela Bay sold 12 units in Q3 2026 at a median of S$2,888 psf. The indicative resale figure for a unit of 689 sqft in completed projects nearby is S$1,762 psf, a range of S$1,566 psf to S$2,055 psf from 149 comparable sales, which puts the launch 63.9% above it. Both sides of that comparison come from recorded caveats: developer sales lodged for the project itself, and resale caveats lodged in completed projects around it.
The table and chart below set out the developer sales record by quarter. The project has two quarters of sales so far. Q2 2026 carried 371 transactions, and Q3 2026 carried 12, with the median per area slightly higher in the later quarter than in the earlier one. The quarterly spread is shown alongside the median as an upper and lower band, so the width of the distribution in each quarter can be read next to its midpoint rather than inferred from the median alone.
Per-area figures for private homes are quoted in psf here, and the unit size used for the resale comparison, 689 sqft, is the typical size transacted at the launch. Matching size matters because per-area prices vary systematically with floor area, so a comparison built on a different unit size would not be measuring the same product.
| Quarter | Median | 25th percentile | 75th percentile | Sales |
|---|---|---|---|---|
| Q2 2026 | S$2,863 psf | S$2,744 psf | S$2,997 psf | 371 |
| Q3 2026 | S$2,888 psf | S$2,809 psf | S$2,956 psf | 12 |
The resale comparables
The table below lists the completed projects whose resale caveats feed the indicative figure, with the number of comparable sales drawn from each and the distance from Vela Bay. Eco contributes the largest count at 35 sales, followed by The Glades at 30, Seaside Residences at 24 and Grandeur Park Residences at 22. Urban Vista adds 16 and Bedok Residences 8. Bayshore Park is the closest of the listed projects by distance but contributes a single sale, while Bedok Residences sits furthest out among those in the table.
The resale figure is the engine's indicative range for a unit of the launch's typical size, built from resale caveats in completed projects nearby with the usual adjustments, and is not a formal valuation. A launch and a completed project are different products, differing in age, lease remaining, layout and finish. The gap is stated, not explained. The range of S$1,566 psf to S$2,055 psf shows how widely the adjusted comparables themselves sit around their midpoint.
| Project | Distance | Comparable sales |
|---|---|---|
| Eco | 1362 m | 35 |
| The Glades | 1817 m | 30 |
| Seaside Residences | 1737 m | 24 |
| Grandeur Park Residences | 1484 m | 22 |
| Urban Vista | 1768 m | 16 |
| Mandarin Gardens | 1896 m | 12 |
| Bedok Residences | 1981 m | 8 |
| Bayshore Park | 426 m | 1 |
Taken together, the figures describe a launch median of S$2,888 psf against an indicative resale midpoint of S$1,762 psf for the same unit size in nearby completed stock, a difference of 63.9%. The launch median rests on a small number of transactions in Q3 2026, while the resale side draws on 149 comparable sales across eight completed projects. All figures are indicative and derived from recorded transactions, and none of them constitutes a valuation of any individual home.
The resale figure is the engine's indicative range for a unit of the launch's typical size, built from resale caveats in completed projects nearby with the usual adjustments, and is not a formal valuation. A launch and a completed project are different products; the gap is stated, not explained.