HDB's Bayshore Masterplan: What 10,000 Homes, a Bus-Only Bayshore Drive and Car-Lite Streets Change for Bedok South Buyers

Anyone looking at the New Upper Changi Road project, referred to here as Bedok South, is also looking at a neighbourhood that is still being planned. The biggest piece of that plan is HDB's Bayshore estate, unveiled on 16 October 2023. This guide explains what the Bayshore masterplan means for Bedok South buyers. It goes through what HDB has committed to, what each item is likely to change in daily life in this part of Bedok, and which questions the masterplan cannot answer about the project itself.

The masterplan in figures

Item	What HDB published
Area	A 60-hectare site bounded by Upper East Coast Road, Bayshore Road and the East Coast Parkway, planned as an extension of Bedok town
Homes when complete	About 10,000, of which about 7,000 (70%) are public housing
First projects	Two BTO projects slated for launch in 2024, together about 1,400 flats from 2-room Flexi to 4-room
Main street	A new street, Bayshore Drive, lined with shops, eateries, supermarkets and medical facilities
Bus priority	A 400-metre bus-only Transit Priority Corridor on Bayshore Drive, with cycling paths and wider sheltered pavements
Rail	Two MRT stations, plus an integrated development connected to the future Bedok South MRT station and a new bus interchange
Green space	A 3-hectare central park and a linear park that keeps the old coastline's seawalls
Designation	A car-lite estate with cycling and walking paths throughout

Change one: a much larger residential community

About 10,000 new homes is a large addition to Bedok. HDB expects about 70% of them to be public housing. It also says the new flats will let first-timer families live closer to parents already in Bedok, and give seniors the option to right-size within a familiar town. For a buyer here, that points to a neighbourhood that will keep growing for years, with more shops and services planned around it. What it does not do is set a price or a rental figure for any unit in this project, and no figure is inferred here.

Change two: a new high street with bus priority

HDB plans Bayshore Drive as the estate's main street, lined with daily-needs retail, eateries, supermarkets, clinics, and sports and rest spots. A 400-metre stretch will be bus-only, with dedicated cycling paths and wider sheltered pavements. HDB describes the integrated development linked to Bedok South MRT station as adding residential, retail and dining uses. URA's release for the separate Bayshore Drive land sale describes that site as integrated with Bedok South MRT station, a bus interchange and retail space. The result is a second everyday retail and transport centre in the area, alongside the established Bedok town centre. The Bayshore Drive award article covers that land sale. For how the rail line itself connects, read the TEL and East Coast Park guide.

Change three: more green space and cycling links

The masterplan adds a 3-hectare central park, designed with the National Parks Board, which runs south from the estate's northern edge. A linear park along the estate's edge keeps heritage seawalls from the old coastline. Walking trails and an all-ages play "loop" link the housing precincts. HDB says the estate's cycling and walking paths will join the wider network beyond Bedok, including the Round Island Route and a planned 15 km central green corridor from East Coast Park to Changi Beach Park. HDB also plans to convert existing drains leading into Bayshore from Upper East Coast Road into pedestrian paths, so that residents of wider Bedok town can reach the new transport nodes.

Change four: a car-lite design

HDB has designated Bayshore as a car-lite estate. It combines public transport, the bus-only corridor and continuous cycling and walking paths to encourage what HDB calls green commuting, and it says most homes in the estate will be within a 5-minute walk of the upcoming MRT stations. For a Bedok South buyer, this sets the planning direction for the area: new infrastructure is being built for walking, cycling, buses and rail. How the New Upper Changi Road project handles parking, drop-offs and bicycle facilities will be set out in its own plans, which are not yet published.

What the masterplan does not tell you about this project

• Project particulars. URA's figures for the New Upper Changi Road land are a 30,769.0 sq m site, a 99-year lease and about 1,010 estimated homes (the actual number may vary). The name, unit mix and completion date are not announced yet.
• Layouts and views. Which stacks face which way is unknown until plans for this parcel are released. The floor plans page shows no layouts until then.
• Price. Neither the masterplan nor the land award sets a unit price. See the price page for the current status.
• Timing. HDB's announcement gives no completion date for each park or street section, so no date is given here either.

When a dated preview is announced, the showflat page will record it.