Signature Editorial Backdrop
VELA BAY
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Signature Alpha Editorial
VELA BAY
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
1
Baths
1
SQFT
484
Floor Level
—
URA-backed research dashboard
D16 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Historical trend indicator
D16: Average S$2,850 PSF | Up 7.07% over the last quarter ⬆️
Median PSF
S$2,684
Price Range
— — —
Transaction Count
116
Recent transacted prices
BAGNALL HAUS
27/07/2026 • Floor range n/a • Size unavailable
—
S$2,914 PSF
BAGNALL HAUS
27/07/2026 • Floor range n/a • Size unavailable
—
S$2,914 PSF
BAGNALL HAUS
27/07/2026 • Floor range n/a • Size unavailable
—
S$2,914 PSF
BAGNALL HAUS
27/07/2026 • Floor range n/a • Size unavailable
—
S$2,914 PSF
BAGNALL HAUS
27/07/2026 • Floor range n/a • Size unavailable
—
S$2,914 PSF
Property type breakdown
Condo
116
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
VELA BAY is benefiting from stable upgrader demand with selective 2026 liquidity support while 2026's low-rate, stable market backdrop improves buyer confidence and absorption. Based on district trend strength and balanced district-level supply pipeline, we project approximately 22.2% upside by 2031, with a conservative case of 14.2% and a best case of 32.0%.
Current Underwriting
$3,542,933
District-weighted fair value anchor used for the model.
Projected by 2029
+12.8%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+22.2%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+14.2%
Base growth eases to 2.7% annually if supply and absorption soften.
Base case · 2031
+22.2%
Core Alpha Formula projection at 4.1% annualized growth.
Best case · 2031
+32%
Upside case expands to 5.7% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
VELA BAY lacks enough recent benchmark evidence to frame Capital Growth Potential with conviction at the current PSF. Without a clean Mean Reversion anchor, the entry should be treated as execution-sensitive rather than a confirmed pricing dislocation.
Listing PSF
$0
Project Mean PSF
No recent project comps
District Mean PSF
No district benchmark
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Balanced district-level supply pipeline
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Stable upgrader demand with selective 2026 liquidity support
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Singapore District: demand is being supported by stable upgrader demand with selective 2026 liquidity support, with measured new supply pressure in the current cycle.
Recommended next move
Treat this as a conviction shortlist pick only after a viewing confirms the premium is justified by stack, finish, or scarcity.
Shortlist fit
Awaiting data
Value gap
This listing carries a premium to the current benchmark, so it belongs on the shortlist only if the scarcity story and execution quality are strong enough to defend that premium.
Carry profile
2.0%
Rental yield
Current rental carry screens at 2.0%, while the base-case 2031 outlook still projects +22.2% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the district mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
Curated project information sourced from Team SG Prop Portal's PropNex portfolio for VELA BAY. Contact us for the latest project positioning, release strategy, and pricing guidance.
Information sourced from Team SG Prop Portal's PropNex portfolio. Pricing is currently available on request from the appointed marketing team.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
VELA BAY
D16 · Landed
$0
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $152,176
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $7,086
Maintenance: $3,000 / yr
Exit Frictions
3-Year Exit
SSD: $157,125
Agent Comm: $78,562
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $84,158
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $99,953
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 134.7% with SGD 2,168,064 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 76,614. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$11,203
Annual Net Cash Flow
-$76,614
BSD
$152,176
Cash Outlay
$1,040,909
ABSD
$0
AI Virtual Staging (Beta)
Coming Soon
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Project Details
Bedroom Types
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
10 live nearby anchors are still surfaced here across transport, schools, and shopping so the editorial redesign keeps the practical decision-making layer fully intact.
MRT
Bayshore MRT
140 m
Bedok South MRT
970 m
Siglap MRT
1340 m
Schools
Temasek Primary School 501 Bedok South Avenue 3
740 m
Bedok Green Primary School 1 Bedok South Avenue 2
1420 m
Opera Estate Primary School 48 Fidelio Street
2180 m
Temasek Secondary School 600 Upper East Coast Road
770 m
Shopping
Eccellente By Hao Mart East
560 m
Hao Mart East
850 m
Bedok Mall East
1990 m
Floor Plans
Tower View
Gallery
Gallery refresh pending
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FAQs
