Singapore’s Bayshore & Long Island Development: A Waterfront Property Hotspot

Singapore, a nation recognised for its innovative urban planning and land optimisation, is once again pushing boundaries with two significant projects: the development of the Bayshore housing estate and Long Island – a major land reclamation project with several objectives.

These two interconnected developments will reshape Singapore’s eastern coastline, creating a new sustainable waterfront living and recreation precinct. This article will highlight their plans and how they will contribute to the creation of Singapore’s next property hotspot with promising investment potential.

Bayshore Estate: A Waterfront Living Oasis

Bayshore is an upcoming housing estate bounded by Upper East Coast Road, Bayshore Road, and the East Coast Parkway. It occupies a 60-hectare site of reclaimed land that has been earmarked for residential development since the URA Master Plan 1998, envisioning it as a thriving enclave and an extension of Bedok town.

The estate will provide approximately 10,000 new homes, with 7,000 units (70%) allocated for public housing, offering a variety of options, including rental flats, to foster inclusivity. The remaining 3,000 units will be private housing.

Bayshore Estate will offer residents an urban waterfront living experience, featuring the following:

• Distinctive waterfront homes
• Well-connected neighbourhoods and vibrant streets with an array of amenities
• New parks and green spaces offering more recreational options
• A living environment that encourages active lifestyles and healthy living
• A smart and sustainable estate

Bayshore BTO Flats – Distinctive Waterfront Homes

Bayshore BTO Projects

The first two Build-To-Order (BTO) projects in Bayshore housing estate were launched in October 2024 under the new Plus Classification. These projects comprise 1,440 units of two-room flexi, three-, and four-room flats.

Units facing East Coast Park will have waterfront views, while those facing Bedok town will offer city views. Residents will enjoy these views through full-height windows. The flats will also have structural beams and columns kept to the edges for a “beamless” look, allowing homeowners flexibility in customising their unit layouts.

Upcoming Private Residential Developments

In addition to the BTO flats, the URA has launched a 112,992 sq ft, 99-year leasehold site under its Government land tender in November 2024. Located at Bayshore Road next to the Bayshore MRT Station on the Thomson-East Coast Line (TEL) and with a maximum GFA of 474,570 sq ft, it can potentially yield private 515 homes.

This site marks the first private residential plot in the upcoming Bayshore precinct and it can expect to attract strong interest from housing developers due to its strong locational attributes and unobstructed sea view.

Meanwhile, the 113-unit freehold Bagnall Haus has been launched for those looking for a new launch nearby. It is located next to the Sungei Bedok MRT interchange and is two stops from Bayshore.

Upcoming Integrated Development Under Planning

An integrated development will also be built on the eastern side of the estate, connected to a bus interchange and Bedok South MRT station. It will feature residential units, retail, and dining options. However, it is still under planning and there is no current information on whether it will include both public or private housing.

Bayshore: A Well-Connected Neighbourhood with Vibrant Streets

Transit Corridor

Most homes in the estate will be within a 5-minute walk of the upcoming Bayshore and Bedok South MRT stations on the Thomson-East Coast Line. The Bayshore station was completed in 2024, while the Bedok South station is scheduled for completion in 2026.

Residents of Bedok Town can easily access the new public transport nodes in Bayshore housing estate through pedestrian paths converted from existing drains leading into Bayshore from Upper East Coast Road.

Bayshore Drive will be the central thoroughfare, lined with shops, eateries, supermarkets, health and medical facilities, sports and recreational facilities, and resting spots on both sides of a 400-metre “transit priority corridor”. According to the Land Transport Authority (LTA), there will be four bus stops along this stretch of road.

A network of cycling and walking paths, lined with greenery, will also be built throughout Bayshore estate. They will connect to the cycling network beyond Bedok, enabling cyclists to access the Round Island Route and the upcoming central green corridor from East Coast Park to Changi Beach.

New Flyover Connecting Bayshore with ECP

The Land Transport Authority (LTA) will be constructing a new vehicular flyover from Bedok South Road to the East Coast Parkway (ECP). The new Bayshore Flyover will serve existing and new developments in Bayshore, Upper East Coast and other areas in the east of Singapore, further enhancing transport connectivity.

New Flyover and Road Construction at Bayshore

In addition, LTA will also embark on the following:

• Construction of a dual four-lane road connecting Bayshore Avenue to the new flyover
• Widening of the ECP with the addition of a city-bound lane near Laguna Flyover
• Road upgrades and new slip roads at two junctions in Bayshore Road
• A pedestrian staircase linking the new Bayshore Flyover to East Coast Park
• Cycling paths along the flyover and towards East Coast Park

The plans will be carried out in phases and are expected to be completed by 2030.

New Parks, Green Spaces, and Recreational Facilities

A new 3-hectare central park stretching from the north to the south and interpersed throughout the estate will provide open lawns for families to enjoy picnics or take walks.

A new linear park at the edge of the estate will incorporate heritage elements like the seawalls that mark the old coastline. Playgrounds will have a rustic theme, and the estate will feature various walking trails.

A new and larger SAFRA clubhouse will also be built at Bayshore. Replacing the the one at Tampines, it will offer enhanced facilities with direct MRT access to better serve servicemen and their families.

A Smart and Sustainable Public & Private Housing Estate

A Car-Lite Housing Estate

Bayshore housing estate will be car-lite with smart infrastructure guided by sustainable design strategies.

Features such as solar panels on rooftops and a pneumatic waste conveyance system will be implemented. The estate will also be developed with consideration for wind flow, temperature, solar irradiance, and sun-shadow analysis to create a comfortable living environment.

The estate will also come with several walking trails that encourage residents to adopt an active lifestyle while interactive and educational play spaces for all ages will be provided within the housing precincts.

Long Island Development: Future-Proofing Against Rising Sea Levels

The “Long Island” project, first envisioned in the URA Concept Plan in 1991, is a long-term forward-looking project aimed to address the critical challenges posed by rising sea levels, particularly along the low-lying East Coast.

This comprehensive plan involves reclaiming approximately 800 hectares of land off East Coast Park, creating three elongated tracts collectively known as “Long Island.” This reclaimed land will serve several key purposes:

Coastal Protection: By elevating the reclaimed areas, “Long Island” will form a continuous barrier against sea-level rise, safeguarding inland regions from potential flooding.

Water Resilience: The project includes the creation of a new freshwater reservoir between the reclaimed land and the existing coastline. This reservoir will enhance Singapore’s water supply and offer opportunities for recreational activities such as canoeing and dragon boating.

Enhanced Recreational Spaces: The project proposes adding approximately 20km of new coastal and reservoir parks, effectively tripling the length of East Coast Park. This expansion aims to provide more green spaces and recreational facilities for public enjoyment.

“Long Wall” Versus “Long Island” Option

The “Long Island” concept is favoured over the initial “Long Wall” plan, which entailed constructing a 3-metre-high sea wall along the entire East Coast Park shoreline, supplemented by 12 tidal gates and pumping stations.

Similar to Marina Barrage, this system will keep out seawater during high tides and discharge stormwater into the sea during heavy rainfall. While technically feasible, this approach was deemed less ideal due to the following factors:

Disruption to Recreation: Building the sea wall would have necessitated extended closures of large sections of East Coast Park, limiting public access to the waterfront during construction and potentially altering the park’s open and accessible character.

Space Consumption: The required tidal gates and pumping stations would occupy significant park space, approximately equivalent to 15 football fields, leading to a reduction in existing green areas, waterfront spaces, and recreational facilities.

Advantages of “Long-Island Option

In contrast, the “Long Island” plan presents a more practical approach that not only tackles coastal protection and improves Singapore’s water resilience but also helps to maintain the essence of East Coast Park while establishing a new enclosed waterbody.

Over time, this waterbody will transform into a freshwater reservoir, offering opportunities for public water sports and contributing to Singapore’s water supply, thereby boosting the nation’s self-sufficiency.

Furthermore, the “Long Island” plan is more efficient in terms of infrastructure developments. It requires only two large tidal gates and pumping stations, as opposed to the twelve smaller ones needed in the “Long Wall” option, which will take up space equivalent of 15 football fields.

These two tidal gates will be situated further from existing residential and recreational areas. Besides optimising space utilisation, it will also minimise any disruption and impact on current developments.

New Recreation and Lifestyle Opportunities

Long Island will add approximately 20 kilometres of new waterfront parks, effectively tripling the length of waterfront parks along the East Coast. These parks will be part of a 120-kilometre-long stretch of accessible waterfront space along Singapore’s southern coast, stretching from Pasir Panjang Terminal to Tanah Merah Ferry Terminal.

The project presents opportunities for waterfront living concepts and nature-centred solutions, creating multifunctional and climate-resilient spaces for homes, recreation, and nature.

Technical Studies for Long Island Development

Technical studies for Long Island, which has commenced in early 2024,  are expected to take about five years to complete. These studies include:

• Site investigation and surveys
• Engineering studies
• Environmental impact assessments

These studies will examine the potential impact of reclamation and explore a combination of engineering and nature-based solutions to minimise environmental impact and disruption to existing uses.

Investment Potential: Why Bayshore and Long Island Are Singapore’s Next Property Hotspots

The development of Bayshore housing estate and the Long Island presents a compelling investment opportunity due to several factors:

Limited Supply, High Demand: Singapore’s land scarcity creates high demand for property. The new homes in Bayshore Estate, especially those with potential sea views, and the future development potential of Long Island will attract significant buyer and investor interest.

Prime Waterfront Living: Waterfront properties command premium prices. Bayshore Estate’s proximity to East Coast Park, potential sea views, and Long Island’s extensive waterfront parks will be a major draw.

Excellent Connectivity: The upcoming Bayshore and Bedok South MRT stations on the Thomson-East Coast Line will enhance accessibility to the region. This improved connectivity further increases the attractiveness for residents and businesses.

Government Backing and Long-Term Vision: With strong government support for the development of Bayshore Estate and Long Island, its long-term commitment to developing this region will instil confidence in investors and signal a promising future.

Lifestyle and Amenities: Bayshore Estate’s amenities, the expanded East Coast Park, and the future parks on Long Island will create a highly desirable lifestyle. This focus on lifestyle and natural beauty will drive up demand and hence, property values.

Potential Challenges and Considerations

While the potential of Bayshore housing estate and Long Island is undeniable, potential challenges exist:

Long Development Timeline: Long Island is a multi-decade project. Investors should consider the long-term investment horizon before investing.

Potential Environmental Impact: Land reclamation can impact the environment. The government’s mitigation efforts through careful planning and nature-based solutions will be critical for the project’s sustainability and public acceptance.

Evolving Market Conditions: Property markets are cyclical. Investors should be aware of potential market fluctuations and adjust investment strategies accordingly.

Conclusion: A Glimpse into the Future

The development of Bayshore housing estate and Long Island is a bold vision for Singapore’s future. They demonstrate the nation’s commitment to sustainable development, innovative urban planning, and improving its citizens’ lives.

Hence, they present a compelling proposition for investors seeking long-term opportunities in a high-growth, highly desirable location. The combination of waterfront living, connectivity, amenities, and government backing makes this precinct a prime candidate to become Singapore’s next property hotspot.

As the development progresses, it will reshape the eastern coastline and create a vibrant community for future generations.

Besides Bayshore and Long Island, you may also be interested in the following property hotspots in Singapore:

• Jurong Lake District
• Greater Southern Waterfront
• Woodlands Regional Centre
• one-north
• Tampines Regional Centre
• Tampines North
• Newton & Novena