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Brand New Vela Bay Condo in District 16

Pricing

Vela Bay Residences Price Guide

No. of Rooms

Sqm

Sqft

No. of Units

Price Min.

Price Max.

1 Bedroom + Study

45

484

27

$1,354,000

2 Bedroom

55

592

84

$1,554,000


2 Bedroom Premium

63 – 64

678 – 689

113

$1,890,000


3 Bedroom

82 – 83

883 – 893

87

$2,314,000


3 Bedroom Premium

86

1033

88

$2,832,000


4 Bedroom

109 – 128

1173 – 1378

88

$3,192,000


5 Bedroom

147

1582

20

$4,543,000


5 Penthouse

164

1765

1

$5,735,000


Total

515


(All prices for Vela Bay displayed here are for reference purposes. Prices are subject to change from time to time without prior notice. This webpage cannot be held responsible for any inaccuracies, omissions and/or dispute.)

Frequently Asked Questions (FAQs) – Vela Bay

How should buyers interpret the starting prices shown on the Vela Bay pricing page?

The starting prices shown on the Vela Bay pricing page should be treated as indicative minimum prices for selected units, not guaranteed prices for every home in the same bedroom category. The published guide currently lists minimum prices from approximately $1.354 million for a 1-bedroom-plus-study unit to $5.735 million for a penthouse. Still, the actual quotation may vary by unit number, floor, stack, size, orientation, and availability.

Before comparing prices, buyers should request details for the exact unit, including:

  • Unit number and floor level
  • Floor area
  • Total purchase price
  • Price per square foot
  • Stack orientation
  • Applicable discount
  • Promotion expiry date
  • Estimated maintenance charges

Contact Vela Bay at +65 6100 2177 for the current unit-specific price list because the website states that its published prices may change without prior notice.

An actual Vela Bay unit price may differ from the advertised minimum because units within the same bedroom category can have different sizes, floors, facings, views, and layout features. A higher-floor or better-positioned unit may carry a premium, while the lowest advertised price may apply only to a specific unit that is no longer available.

Common factors that can affect the final quotation include:

  1. Floor level
  2. Stack position
  3. Coastal, road or facility facing
  4. Internal floor area
  5. Premium or standard layout
  6. Balcony configuration
  7. Remaining unit selection
  8. Developer promotions

Buyers should compare the latest price list with the Vela Bay balance units chart before relying on an advertised starting figure.

The Vela Bay pricing page currently provides minimum prices but does not display completed maximum-price figures for the listed unit categories. This means buyers cannot use the public table alone to determine the full price range for a one-, two-, three-, four-, or five-bedroom home.

A more complete price comparison should include:

  • Lowest available price
  • Highest available price
  • Price range by unit type
  • Price differences by floor
  • Price differences by stack
  • Price per square foot
  • Current promotions
  • Units to which each price applies

Buyers should contact Vela Bay for the full current price list and review the available selections through the balance units chart.

Buyers can calculate the indicative price per square foot by dividing the total purchase price by the unit’s stated floor area in square feet. For example, the published minimum price of $1.354 million for a 484 sq ft 1-bedroom-plus-study unit works out to approximately $2,798 psf.

However, this calculation should only be used as an initial comparison because the advertised minimum price and floor area may not always refer to every unit within the category. Buyers should confirm:

  • The exact unit size
  • Whether balcony and other areas are included
  • The corresponding unit number
  • Whether the quotation includes discounts
  • Whether the unit is still available

The approved Vela Bay floor plans should be reviewed alongside the unit-specific price quotation.

The lowest-priced Vela Bay unit is not necessarily the best-value option because total price alone does not show layout efficiency, orientation, privacy, floor level or future market appeal. A slightly more expensive home may offer better usable space, less afternoon sun, greater privacy or a more desirable stack.

Buyers should compare value based on:

  • Total purchase price
  • Price per square foot
  • Efficient internal space
  • Bedroom usability
  • Stack orientation
  • View and privacy
  • Proximity to facilities
  • Long-term household suitability

Reviewing the Vela Bay floor plans and site plan can help explain why two similarly sized units may be priced differently.

Buyers should compare the standard and premium two-bedroom prices by examining the additional space and layout benefits received for the higher purchase price. The pricing page lists the standard 2-bedroom unit from approximately $1.554 million for 592 sq ft and the 2-bedroom premium category from approximately $1.89 million for 678 to 689 sq ft.

The premium may be worthwhile when the layout provides meaningful benefits such as:

  • A larger living and dining area
  • More kitchen or storage space
  • Better bedroom dimensions
  • Greater privacy
  • An additional bathroom or flexible area
  • A more desirable stack or orientation

Buyers should not assume that “premium” automatically means better value. Compare the relevant Vela Bay floor plans and calculate the unit-specific price per square foot before deciding.

Buyers should assess the price difference between standard and premium three-bedroom units by comparing usable space, layout configuration, bathroom count, kitchen design and stack position. The pricing page lists standard 3-bedroom units from approximately $2.314 million and premium units from approximately $2.832 million.

The additional cost should be evaluated against practical improvements such as:

  1. Wider living and dining spaces
  2. Better-sized bedrooms
  3. Enclosed or more functional kitchens
  4. Greater storage capacity
  5. Additional privacy
  6. More suitable multi-generational living
  7. Better stack orientation or views

The pricing page currently contains an area inconsistency for the premium category, so buyers should contact Vela Bay and verify the approved square footage through the floor-plan page before calculating value.

Buyers should clarify the official 3-bedroom premium floor area because the pricing table currently lists 86 sqm alongside 1,033 sq ft, and those measurements are not equivalent. An area of 86 sqm is approximately 926 sq ft, while 1,033 sq ft is approximately 96 sqm.

Before using either figure to calculate price per square foot, buyers should request:

  • The approved strata area
  • The corresponding floor-plan type
  • The exact unit number
  • The area shown in the Sale and Purchase Agreement
  • Confirmation of whether the website contains a typographical error

The approved Vela Bay floor plans and contractual documents should take priority over an inconsistent online table.

Higher-floor or coastal-facing Vela Bay units may cost more because buyers often place greater value on views, privacy, ventilation and reduced obstruction. However, the actual premium depends on the precise stack, surrounding buildings, future developments and whether the view is genuinely open.

Before paying a view or floor premium, buyers should examine:

  • The elevation chart
  • Direction of the facing
  • Distance from neighbouring towers
  • Future development sites
  • Morning and afternoon sun
  • Road and facility exposure
  • Whether the outlook may become obstructed

The Vela Bay site plan should be used to evaluate the unit’s position rather than relying only on descriptions such as “sea-facing” or “premium view.”

Layout efficiency affects value because buyers pay for the entire strata area, including spaces that may not contribute equally to daily living. A smaller but well-planned unit can sometimes be more functional than a larger layout containing long corridors, oversized balconies, or difficult furniture arrangements.

When reviewing the Vela Bay floor plans, buyers should examine:

  • Usable living and dining proportions
  • Bedroom dimensions
  • Corridor and entrance space
  • Balcony size
  • Kitchen configuration
  • Structural columns
  • Air-conditioning ledges
  • Storage provision
  • Door placement and circulation

A unit should therefore be compared using both its price per square foot and the amount of genuinely usable space it provides.

The Vela Bay site plan helps explain price differences by showing where each tower and stack is positioned relative to roads, facilities, landscaping and neighbouring blocks. Units with similar layouts may have different prices because one offers more privacy or a better orientation.

Buyers should check whether a shortlisted unit faces:

  • The coast or surrounding development
  • A swimming pool or communal facility
  • A road or entrance
  • Another residential tower
  • Morning or afternoon sun
  • Landscaped areas
  • Drop-off and vehicle access points

Review the Vela Bay site plan together with the price list and elevation chart before deciding whether a stack premium is justified.

Current unit availability affects Vela Bay pricing because the lowest-priced or most desirable units may no longer be available when a buyer enquires. As sales progress, the remaining selection may be concentrated on particular floors, stacks or larger layouts with different price levels.

The Vela Bay balance units chart states that availability can change quickly and should be confirmed through the sales team. Buyers should request the following at the same time:

  • Current available units
  • Unit-specific prices
  • Floor and stack information
  • Reservation status
  • Returned or newly released units
  • Applicable promotions

Contact +65 6100 2177 to confirm availability before relying on a price shown online.

Buyers should budget for stamp duties, legal fees, financing costs, insurance, renovation and ongoing ownership expenses in addition to the advertised Vela Bay purchase price. The listed developer price does not necessarily represent the buyer’s complete cash requirement.

Potential costs include:

  • Buyer’s Stamp Duty
  • Additional Buyer’s Stamp Duty, when applicable
  • Legal and conveyancing fees
  • Mortgage valuation or administrative charges
  • Loan interest
  • Renovation and furnishing
  • Maintenance contributions
  • Property tax
  • Home insurance
  • Moving and utility expenses

Buyers should establish a complete budget before using the Vela Bay pricing guide to select a unit. Independent legal and financial advice is recommended where tax or financing obligations are uncertain.

Buyer’s Stamp Duty applies to the higher of the property’s purchase price or market value and is calculated using progressive residential-property rates. Current residential BSD bands start at 1% for the first $180,000 and increase progressively to a top marginal rate of 6% for the portion above $3 million.

For example, based solely on the published $1.354 million minimum price for a 1-bedroom-plus-study unit, the estimated BSD would be approximately $38,760. This is an illustrative calculation rather than a formal tax assessment.

Buyers should confirm the final amount using the current IRAS rules or stamp-duty calculator after obtaining the exact unit quotation.

Additional Buyer’s Stamp Duty may apply depending on the buyer’s citizenship, permanent-resident status, existing residential-property count and ownership structure. Under the current rates, a Singapore citizen purchasing a first residential property generally does not pay ABSD, while higher rates may apply to subsequent properties, permanent residents, foreign buyers, entities and trusts.

For joint purchases, the highest applicable buyer profile may apply to the entire property value. Existing partial or joint ownership can also count as ownership of a residential property.

Because ABSD can materially change the total cost, buyers should obtain professional legal or tax advice based on their circumstances rather than relying solely on the developer’s listed price.

The downpayment required for a Vela Bay unit depends on the buyer’s approved loan-to-value limit, outstanding housing loans, loan tenure and age. For an individual with no outstanding housing loan, the maximum bank-loan LTV may be up to 75%, subject to the lender’s assessment, which generally means funding at least 25% of the property value through cash and permitted CPF resources.

At the 75% LTV level, at least 5% of the purchase price must generally be paid in cash. Lower LTV limits and larger cash requirements may apply when the buyer already has housing loans or the loan tenure exceeds regulatory thresholds.

Buyers should obtain an in-principle approval from a bank before shortlisting a unit through the Vela Bay pricing page.

The Total Debt Servicing Ratio affects affordability by limiting the proportion of a borrower’s gross monthly income that can be used for all monthly debt repayments. Singapore’s current TDSR threshold is 55%, covering the proposed mortgage together with obligations such as car loans, credit-card debt and other property loans.

A buyer who can pay the deposit may still receive a lower loan amount because of:

  • Existing debt commitments
  • Variable or irregular income
  • Age and proposed loan tenure
  • Interest-rate stress testing
  • Credit history
  • Other housing loans

Buyers should secure financing approval before treating any listed Vela Bay price as affordable.

Buyers should plan for monthly mortgage payments by testing the loan under both current and higher interest-rate scenarios. The total monthly commitment depends on the purchase price, down payment, approved loan amount, interest rate, and loan tenure.

A responsible affordability assessment should include:

  1. Current estimated mortgage payment
  2. Payment at a higher interest rate
  3. Existing monthly debts
  4. Income stability
  5. Emergency savings
  6. Maintenance and property-tax costs
  7. Renovation and furnishing needs
  8. Future family or retirement commitments

The best-priced unit is not affordable when its monthly obligations leave too little room for savings or unexpected expenses. Buyers can compare layouts and prices on the Vela Bay homepage before consulting a licensed mortgage professional.

Buyers should request a written unit-specific quotation, full price list and payment breakdown during the Vela Bay showflat appointment. A verbal starting price is not enough to evaluate the full financial commitment.

The sales team should be asked to provide:

  • Exact unit number
  • Floor and stack
  • Approved floor area
  • Purchase price
  • Price per square foot
  • Discount before and after amount
  • Promotion expiry
  • Payment milestones
  • Estimated maintenance contribution
  • Current reservation status
  • Standard fixtures and inclusions

Buyers can book a Vela Bay showflat appointment to compare the latest pricing with the physical layouts and available units.

Buyers should verify the unit count, floor areas, current availability and exact unit quotations before relying on the Vela Bay pricing table. The currently displayed unit-type quantities total 508, although the table states that the development has 515 units, and the 3-bedroom premium metric and imperial areas do not match.

Before making a booking decision, buyers should cross-check:

Contact Vela Bay at +65 6100 2177 when any figure is unclear, and use the Sale and Purchase Agreement as the authoritative source for the purchased unit’s legally binding details.

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