The Bedok BTOs that were launched in October 2024 can be best described as amenities-filled. Many of these amenities are not visible yet because they are still in the planning or construction stages, but they will be available in the near future, so if you are thinking of going for a unit at either Bayshore Palms, Bayshore Vista or Kembangan Wave, expect lots of goodies down the road. This analysis will take a look at the sites surrounding these three BTOs, plus check out the best units to go for if you managed to snag a queue number.

BTO	Bayshore Palms	Bayshore Vista	Kembangan Wave
Location	Along Bayshore Drive	Bounded by Bayshore Drive, Bayshore St and Bayshore Walk	Along Jalan Kembangan
Classification	Plus	Plus	Plus
Total no. of units	710 (+40 rental flats)	734 (+20 rental flats)	348
Unit types	2-room Flexi and 4-room units	2-room Flexi, 3- and 4-room units	2-room Flexi and 4-room units
No. of blocks	5	6	2
How tall?	7 - 21 storeys	7 - 21 storeys	18
Estimated completion date	2Q 2029	2Q 2029	4Q 2028
Pricing (based on 99-year lease)	2-room Flexi Type 1: $199K - $253K 2-room Flexi Type 2: $258K - $326K 4-room: $495K - $683K	2-room Flexi Type 1: $216K - $252K 2-room Flexi Type 2: $259K - $340K 3-room: $369K - $476K 4-room: $514K - $694K	2-room Flexi Type 1: $190K - $230K 2-room Flexi Type 2: $210K - $285K 4-room: $453K - $592K
Nearest MRT	Bayshore (Thomson-East-Coast Line)	Bayshore (Thomson-East-Coast Line)	Kembangan (East-West Line)
Special on-site amenities	2-storey social and commercial block that will include an eating house and preschool + 3Gen playgrounds	Supermarket and eating house	5-storey integrated building, which house a community club that comes with an eating house, supermarket, shops, kidney dialysis centre, outpatient healthcare facilities, sheltered basketball court and outdoor sheltered fitness area

Exploring the surrounding vibes and amenities of the Bedok BTOs

Bayshore Palms and Bayshore Vista

I’m tackling both the Bayshore BTOs together here since they’re practically neighbours. If you don’t already know, these are the first two BTOs launched in the upcoming Bayshore estate announced about a year ago.

When I visited earlier this month, a large portion of the area was still under construction with access to the public limited. I did spot a few planes flying overhead rather periodically though, so you may want to take note that you'll likely be hearing them often.

Site for the Bayshore BTOs, flanking the future Bayshore Drive

A bit of plane spotting during my site visit

One of the more exciting features in this new estate is a new thoroughfare, called Bayshore Drive that will be located in the middle of the estate and runs through both these BTOs. It’s deemed as a sort of community spine, lined with amenities from supermarkets and eating houses (some of which are within the new BTOs) to sports and recreation facilities. There will also be resting stops so people can get-together and lepak.

Artist impression of Bayshore Drive, image courtesy of HDB

The street will come with a 400m transit priority corridor (we also see that in Tengah) which will be designated bus-only and will feature footpaths, dedicated cycling paths, and sheltered pavements as part of plans to make the overall Bayshore estate a car-lite one.

For those who like the outdoors, there will be new parks and green spaces interspersed within the new estate. This includes a 3-hectare central park with open lawns and a linear park lined along the precinct.

Artist impression of the central park at the Bayshore Estate, image courtesy of HDB

But probably the best thing about living in Bayshore is the proximity to East Coast Park. It only took me less than 15 minutes to walk there at the moment (add an additional 5 min walk to get to East Coast Lagoon Food Village). There may be new ways you can reach the park once everything in the area is fully developed though!

The current underpass that will lead you to East Coast Park

East Coast Park

As mentioned, each of the Bayshore BTOs will come with amenities. Some of the more interesting ones include an eating house and several retail shops at Bayshore Palms (located at blocks 916 and 916B). Over at Bayshore Vista, there will also be an eating house (block 911C) as well as a supermarket (block 911A). Because of the BTOs’ close proximity, residents at either developments will be able to access these amenities relatively easily.

The Bayshore MRT station on the Thomson-East Coast Line is already up and running since June this year, and is doorstep convenience to these two BTOs. There may also be bus stops along Bayshore Drive in the future, giving you more public transportation choices.

Bayshore station

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Further away at the upcoming Bedok South MRT (one stop away from Bayshore MRT) will be an integrated development that will be connected to a new bus interchange, which will help boost connectivity in this area.

In terms of primary schools, it seems only Temasek Primary School is within a 1-km radius.

The sites immediately surrounding the Bayshore MRT will largely be residential, based on the URA master plan. A nearby site was also recently released by URA for tender.

More private homes will be built near the MRT station

One of the Bayshore Rd sites recently released for tender

Kembangan Wave

Site for BTO Kembangan Wave

Even though Kembangan Wave is right next to the Kembangan MRT, it’s not exactly a bustling area. But that may soon change with plans to build a five-storey building adjacent to the flats, integrating a new Kampong Kembangan Community Centre that will house the multi-storey car park, supermarket, eating house, kidney dialysis centre, and outpatient healthcare facility. This development will be located at block 117, which is just outside the MRT station.

The old community centre will make way for a new integrated development, located near to the entrance of Kembangan MRT

For now, the vibes aren’t really vibing in the surrounding Kembangan Wave. It’s quite a sleepy town; largely residential, with a mix of private condos and landed homes. A Buddhist columbarium also sits right across the road.

The nearest supermarket (if you move in before the integrated development is completed) is a Fairprice located at Lengkong Tiga, approximately a 7-min walk away. There’s a sprinkling of F&Bs (like crowd faves Seng Kee Black Chicken Herbal Soup or Charr'd Steakhouse) in the vicinity for food options, but otherwise you’ll have to get to the nearest neighbourhood centre at Chai Chee Road, the area where Decathlon Bedok is, or Eunos Crescent Market and Food Centre for more food options. These will take more than 15 mins by foot by the way, so you’ll have to rely on public transportation. Otherwise, Bedok town centre and the adjacent Bedok Mall is one MRT station away.

Some of the landed homes across the road from the BTO

Existing F&B options nearby

You might hear some MRT track noises since the BTO is right next to Kembangan MRT station, especially if your unit overlooks the tracks. But based on the site map, there seems to be quite a bit of buffer so track noise is likely kept to a minimum.

Besides Kembangan MRT, there’s a bus stop right outside the BTO (along Lengkong Tiga) that currently takes you to areas in the neighbourhood. The existing bus stop located along Jalan Kembangan may be replaced by a bus bay though based on the HDB site map.

For primary school options, Telok Kurau Primary School and St Stephen’s School are likely within 1-km.

Which unit to choose for Bayshore Palms?

2-room

For the 2-room units at Bayshore Palms, you will be able to pick from Type 1 (stacks 217 and 267) and Type 2 (stacks 203, 205, 207, 253, 255, and 257). For the uninitiated, the Type 1 units are smaller and cheaper, whereas the Type 2 units are priced higher and larger in size, affording room for even a small guest room or a study area.

For privacy: 207 and 257 (For stack 257, choose a unit that’s located on a floor higher than the 6th storey)

For unblocked views: 217. For 267, choose a unit that’s on a floor higher than the 2nd floor. For 203, 205, 207, 253, 255, 257, choose a unit that’s on a floor higher than the 6th floor.

For park views: 203, 205, 207, 217, and 267 (units above the 2nd floor)

For peace and quiet: 253

For a cooler unit: 253 (likely to be shaded by the neighbouring block)

Floor plans for the 2-room units at Bayshore Palms:

4-room

Note that a number of 4-room flats at Bayshore Palms will feature full-height windows. They are intended to maximise waterfront views (according to HDB!), so it’s likely these are the units that face toward the sea. Best to check the 3D model (when available) to be absolutely certain though.

For privacy: 227 (choose a unit that’s above the 6th floor), 243, 259, 275

For unblocked views: 213 and 215 (choose a unit that’s above the 2nd floor); 227, 229, 231 and 233 (choose a unit that’s above the 6th floor); and 219

For peace and quiet: 209, 211

For a cooler unit: 211 and 261; 227, 229, 231 and 233 (units below the 6th floor likely to be partially shaded from afternoon sun)

You may also want to consider getting a unit at block 916B if you want to be closer to the entrance of Bayshore MRT.

Floor plan for the 4-room units at Bayshore Palms:

Which unit to choose for Bayshore Vista?

2-room

For the 2-room units at Bayshore Vista, you will be able to pick from Type 1 (stacks 101, 103, 137, 139, 169 and 187) and Type 2 (stacks 153, 155, 157, 171, 173, 175 and 177). For the uninitiated, the Type 1 units are smaller and cheaper, whereas the Type 2 units are priced higher and larger in size, affording room for even a small guest room or a study area.

For privacy: 157 (I suggest choosing a unit on a higher floor to avoid any potential privacy issues from facing a medical facility)

For unblocked views: 153 155, 157 (Because the health and medical facility nearby will likely not be a very tall building, choosing a unit on the higher floors will probably give you better views without obstructions)

For peace and quiet: None of the units are likely to be quiet. Your best bet would be stack 187, which faces a couple of adult fitness stations that tend to be quieter sites compared to playgrounds.

For a cooler unit: All the 2-room units are likely to get some afternoon sun, although 177 may be partially shaded and lower floor units at stacks 153, 155 and 157 may be shaded by the future medical facility.

Floor plans for the 2-room units at Bayshore Vista:

3-room

For privacy: 179

For unblocked and park views: 179

For peace and quiet: 115

For a cooler unit: All the 3-room units are likely to get some afternoon sun

Floor plan for the 3-room units at Bayshore Vista:

4-room

Note that a number of 4-room flats at Bayshore Vista will feature full-height windows. Best to check the 3D model (when available) to be sure which of the units will come with them.

For privacy: 109, 119, 131, 145, 163 and 181

For unblocked views: 109, 119, 131, 145, 147, 181; 163 (since it faces a future medical facility, you’ll want to choose a higher floor unit for this stack if you want to avoid obstructed views); 149 and 151 (choose a unit that’s higher than the 5th floor)

For park views: 131, 163, 181

For peace and quiet: 129 and 131, and perhaps 147 although it’s relatively close to the carpark (recommended to go for a higher floor unit)

For a cooler unit: 109, 111, 119, 121, 145 and 147. 125 and 151 may also be somewhat shaded by the adjacent stacks from the afternoon sun.

Floor plan for the 4-room units at Bayshore Vista:

Which unit to choose for Kembangan Wave?

2-room

For the 2-room units at Kembangan Wave, you will be able to pick from Type 1 (stacks 112, 134) and Type 2 (stacks 100, 114, 130, 132, 138). If you don’t already know, the Type 1 units are smaller and cheaper, whereas the Type 2 units are priced higher and larger in size, affording an extra space that you can convert into a small guest room or even a study area.

For privacy: 132 and 134

For unblocked views: 112, 114, 132 and 134 (choose a unit that’s above the 4th floor); 138 (choose a unit that’s higher than the 5th floor)

For peace and quiet: 130

For a cooler unit: 132 and 134

Keep in mind that stacks 132 and 134 are facing the future bus bay, so you might want to consider getting a higher floor to steer clear of the fumes. And if you're looking at units on the higher floors of stack 138, they overlook the MRT tracks and might be affected by track noise.

Floor plans for the 2-room units at Kembangan Wave:

4-room

For privacy: 106, 122, 140

For unblocked views: 106, 108, 110, 116, 118, 136 (choose a unit that’s above the 4th floor); 120, 122, 140 (choose a unit that’s above the 5th floor)

For peace and quiet: 116, 118

For a cooler unit: 116, 118, 136

Floor plan for the 4-room units at Kembangan Wave:

October 2024 BTO: Unit Analyses for Bayshore Palms, Bayshore Vista and Kembangan Wave at Bedok

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