Vela Bay

385 filed transactions · District 16 · OCR

Median, per square foot

2,866 psf

Observed range

S$2,532 — S$3,302 psf385 filed transactions · 27% low to highS$2,107k median filed price

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it

I own it

Median price by month6 months with a sale

Apr '26 · S$2,108kSep '26 · S$4,113k

The transactions behind those figures

20 of 385 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

128 sqm · floor 16-20Apartment · New sale · 2026-09

S$4,113,000$2985 psf

147 sqm · floor 11-15Apartment · New sale · 2026-08

S$4,765,000$3011 psf

45 sqm · floor 26-30Apartment · New sale · 2026-08

S$1,537,000$3173 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. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

Median psf · Condo

under $1,206

$1,206

$1,402

$1,578

$1,812

$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

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 210 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. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$2,117	569
06-10	S$2,443	564
11-15	S$2,534	461
16-20	S$2,868	99
21-25	S$2,965	68
26-30	S$3,105	58
31-35	S$3,162	8

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · storey bands as published · a median of filed sales, 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

nearest 768m

Primary schools · straight-line distance

Temasek Primary SchoolBallot even within 1 km 2C 2025768m

1 more between 1km and 2km

Bedok Green Primary School1.3km

The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.

How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations

Bayshore41m
Siglap1.2km
Tanah Merah1.7km

Also nearby

Hawker centreEast Coast Lagoon Food Village925m
ParkEast Coast Park Area F364m
Preschools6 within 1kmnearest 252m
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.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Vela BayStraight-line, not walking.

1project within 300m

$1,909–$2,080the middle half, per sq ft — all from one project

$1,999median of those sales

From 20 filed sales, at most the 20 most recent per project — 1 has sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

Project	Away	Filed	Floor	Size	PSF
Costa Del Sol	241m	2026-08	21-25	123 sqm	$1,986
Costa Del Sol	241m	2026-08	11-15	122 sqm	$2,064
Costa Del Sol	241m	2026-08	06-10	145 sqm	$1,845
Costa Del Sol	241m	2026-07	06-10	137 sqm	$1,946
Costa Del Sol	241m	2026-07	01-05	137 sqm	$1,946
Costa Del Sol	241m	2026-07	16-20	123 sqm	$1,873
Costa Del Sol	241m	2026-06	21-25	114 sqm	$2,103
Costa Del Sol	241m	2026-06	06-10	163 sqm	$1,909
Costa Del Sol	241m	2026-05	21-25	122 sqm	$2,058
Costa Del Sol	241m	2026-05	21-25	125 sqm	$2,080
Costa Del Sol	241m	2026-05	16-20	125 sqm	$2,044
Costa Del Sol	241m	2026-04	21-25	122 sqm	$1,999

The 12 most recent of 20 at this radius. Storey bands as published; no feed carries a unit number.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF refund from proceeds

Fees

Sale price · S$2,107,000

Outstanding loan

CPF principal used

CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$2,107,000

Your figures · CPF interest estimated

Sale price	S$2,107,000
Redeems the loan	−S$180,000
Agent fee (2% + GST) and legal	−S$48,733
Refund to your CPFprincipal plus estimated accrued interest	−S$202,416
Cash to you	S$1,675,851

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. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Name

Your floor or stack

Optional — but it's the single biggest thing the public data can't see.

What are you weighing up?

Rough timing

Staying in touch — optional

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