The schedule
Twenty types, eighteen stacks, thirty-one storeys.
Rebuilt from the floor plans’ own block-and-stack designations, and reconciled against URA’s tender estimate and URA’s licence. Every number below is counted, not quoted.
By bedroom count
What Vela Bay is made of.
The mix is weighted to two- and three-bedroom homes: 197 of the 515 are two-bedroom in one form or another and 175 are three-bedroom, which together is 72 per cent of the development. The largest homes are the two penthouses at 1,765 sq ft.
| Group | Types | sqm | sq ft | Homes | Share |
|---|---|---|---|---|---|
| 1 Bedroom + Study | 1 | 45 | 484 | 27 | 5.2% |
| 2 Bedroom | 3 | 55 | 592 | 84 | 16.3% |
| 2 Bedroom Premium | 4 | 63 – 64 | 678 – 689 | 113 | 21.9% |
| 3 Bedroom | 3 | 82 – 83 | 883 – 893 | 87 | 16.9% |
| 3 Bedroom Premium | 3 | 96 | 1,033 | 88 | 17.1% |
| 4 Bedroom | 2 | 109 | 1,173 | 62 | 12.0% |
| 4 Bedroom (Private Lift) | 1 | 128 | 1,378 | 26 | 5.0% |
| 5 Bedroom (Private Lift) | 1 | 147 | 1,582 | 26 | 5.0% |
| Penthouse | 2 | 164 | 1,765 | 2 | 0.4% |
| All types | 20 | 45 – 164 | 484 – 1,765 | 515 | 100% |
The massing
The building steps, and the schedule is how you can tell.
Eight stacks reach the ground. Stacks 16 and 17 in Block 3 begin on the third storey; stacks 02 to 08 in Block 1 and stack 10 in Block 3 begin on the fifth. Drawn out, that is the shape of the two towers — narrow at the base, full width from the fifth storey up, and stepping back again at the thirty-first, where only eleven homes and the two penthouses remain.
| Storeys | Count | Homes each | Homes |
|---|---|---|---|
| Storeys 1 – 2 | 2 | 8 | 16 |
| Storeys 3 – 4 | 2 | 10 | 20 |
| Storeys 5 – 30 | 26 | 18 | 468 |
| Storey 31 | 1 | 11 | 11 |
| All storeys | 31 | — | 515 |
Two things the drawing shows that no document states
First, every one of the eight ground-floor homes has a private enclosed space. The plans print a separate PES sheet for each of the eight stacks that reach storey 1 — 01, 09, 11, 12, 13, 14, 15 and 18 — and for none of the others.
Second, what occupies the lower storeys of the stacks that begin higher up is not stated anywhere in the four supplied documents, and is not guessed at here.
Every type
The full schedule.
Areas are as printed on the plans, inclusive of the balcony or PES stated. Where a type appears at the first storey, the plan set prints a second sheet for that home with a PES in place of the balcony and the same total area.
| Type | Bedrooms | sqm | sq ft | Outdoor sqm | Block | Storey & stack | Homes |
|---|---|---|---|---|---|---|---|
| 1BR + S (A) | 1 Bedroom + Study | 45 | 484 | 5 | Block 1 | #05-04 to #31-04 | 27 |
| 2BR (A) | 2 Bedroom | 55 | 592 | 5 | Block 3 | #01-11 to #30-11 + PES at #01 | 30 |
| 2BR (B) | 2 Bedroom | 55 | 592 | 5 | Block 3 | #03-17 to #30-17 | 28 |
| 2BR (C) | 2 Bedroom | 55 | 592 | 5 | Block 1 | #05-06 to #30-06 | 26 |
| 2BR P (A) | 2 Bedroom Premium | 64 | 689 | 5 | Block 1 | #05-08 to #31-08 | 27 |
| 2BR P (B) | 2 Bedroom Premium | 64 | 689 | 5 | Block 3 | #03-16 to #30-16 | 28 |
| 2BR P (C) | 2 Bedroom Premium | 63 | 678 | 5 | Block 3 | #01-14 to #31-14 + PES at #01 | 31 |
| 2BR P (D) | 2 Bedroom Premium | 63 | 678 | 5 | Block 1 | #05-07 to #31-07 | 27 |
| 3BR (A) | 3 Bedroom | 82 | 883 | 6 | Block 1 | #05-02 to #30-02 | 26 |
| 3BR (B) | 3 Bedroom | 83 | 893 | 6 | Block 3 | #01-18 to #30-18 + PES at #01 | 30 |
| 3BR (C) | 3 Bedroom | 82 | 883 | 6 | Block 3 | #01-12 to #31-12 + PES at #01 | 31 |
| 3BR P (A) | 3 Bedroom Premium | 96 | 1,033 | 7 | Block 1 | #01-01 to #30-01 + PES at #01 | 30 |
| 3BR P (B) | 3 Bedroom Premium | 96 | 1,033 | 7 | Block 1 | #05-03 to #31-03 | 27 |
| 3BR P (C) | 3 Bedroom Premium | 96 | 1,033 | 7 | Block 3 | #01-13 to #31-13 + PES at #01 | 31 |
| 4BR (A) | 4 Bedroom | 109 | 1,173 | 7 | Block 1 | #01-09 to #31-09 + PES at #01 | 31 |
| 4BR (B) | 4 Bedroom | 109 | 1,173 | 7 | Block 3 | #01-15 to #31-15 + PES at #01 | 31 |
| 4BR PL | 4 Bedroom (Private Lift) | 128 | 1,378 | 8 | Block 3 | #05-10 to #30-10 | 26 |
| 5BR PL | 5 Bedroom (Private Lift) | 147 | 1,582 | 8 | Block 1 | #05-05 to #30-05 | 26 |
| PH 1 | Penthouse | 164 | 1,765 | 12 | Block 1 | #31-05 | 1 |
| PH 2 | Penthouse | 164 | 1,765 | 12 | Block 3 | #31-10 | 1 |
| Total | 515 | ||||||
By block
Two addresses, two blocks.
| Block | Address | Stacks | Stacks | Homes |
|---|---|---|---|---|
| Block 1 | 1 Bayshore Walk | 01 – 09 | 9 | 248 |
| Block 3 | 3 Bayshore Walk | 10 – 18 | 9 | 267 |
| Both blocks | 18 | 515 | ||
The arithmetic, so you can check it
The twenty types’ strata areas, multiplied by their counts, come to 42,857 sqm. URA’s maximum permissible gross floor area for the parcel is 44,089 sqm, so the homes account for 97.2 per cent of it, with the balance in circulation, the clubhouse and the common areas. The average home is 83.2 sqm, or about 896 sq ft.
Vela Bay
Ask for what the brochure does not say.
The price list when it lands, the lease commencement date, the expected TOP and the balance of any stack — in writing.