Reflections At Keppel Bay
KEPPEL BAY VIEW · D04
Median PSF · 12m
S$1,716
Median price · 12m
S$2.68M
Latest sale
S$5.50M
Oct 2026
1-year change
+0.9%
Sales · 12m
59
342 all time
Gross yield
7.34%
277 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +5.2%
- Annualised
- +1.0%
- Transactions
- 326
- 1 year
- +0.9%
- 3 years p.a.
- -0.5%
- 5 years p.a.
- +1.1%
- Median size
- 1,345 sqft
Against the neighbourhood
How it compares within D04
Telok Blangah, Harbourfront, Sentosa. All figures are medians over the last 12 months for private homes in this district.
| Measure | Reflections At Keppel Bay | D04 median | Difference |
|---|---|---|---|
| Median PSF | S$1,716 | S$1,781 | -3.6% |
| Median price | S$2.68M | S$2.75M | -2.5% |
| Gross rental yield | 7.34% | 5.75% | +1.6 pts |
| 1-year price change | +0.9% | +1.3% | -0.3 pts |
This development trades about 4% below the D04 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$7,200
Contracts · 12m
277
Implied annual rent
S$86K
Gross yield
7.34%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 138 | S$8,500 |
| 2 bedroom | 105 | S$5,750 |
| 4 bedroom | 33 | S$13,500 |
| 1 bedroom | 1 | S$4,800 |
Investment analysis
Investment score 64 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
64/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Rental yieldweight 20%99
Gross yield against every other development in its segment.
- Liquidityweight 15%99
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%93
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%51
How its median price per square foot compares with its own district.
- Locationweight 15%36
Distance to the nearest rail station, plus schools within 1 km. Nearest is Telok Blangah MRT at 560 m.
- Price momentumweight 18%20
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Telok Blangah MRT560 m
- Harbourfront Interchange MRT860 m
- Harbourfront MRT860 m
- Labrador Park MRT1.4 km
Schools within 2 km
- Blangah Rise Primary Schoolprimary1.1 km
- Gan Eng Seng Primary Schoolprimary1.9 km
- Bukit Merah Secondary Schoolsecondary (s1-s5)1.9 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Oct 2026 | Condominium | S$5,500,000 | 2,949 sqft | S$1,865 | 01-05 | 78 yr 3 mo |
| Oct 2026 | Condominium | S$5,025,000 | 2,928 sqft | S$1,716 | 01-05 | 78 yr 3 mo |
| Oct 2026 | Condominium | S$1,800,000 | 1,238 sqft | S$1,454 | 01-05 | 78 yr 3 mo |
| Oct 2026 | Condominium | S$1,520,000 | 893 sqft | S$1,701 | 26-30 | 78 yr 3 mo |
| Sep 2026 | Condominium | S$3,040,000 | 1,625 sqft | S$1,870 | 06-10 | 78 yr 4 mo |
| Sep 2026 | Condominium | S$2,680,000 | 1,539 sqft | S$1,741 | 06-10 | 78 yr 4 mo |
| Sep 2026 | Condominium | S$2,450,000 | 1,442 sqft | S$1,699 | 21-25 | 78 yr 4 mo |
| Sep 2026 | Condominium | S$2,150,000 | 1,227 sqft | S$1,752 | 11-15 | 78 yr 4 mo |
| Sep 2026 | Condominium | S$2,025,000 | 1,109 sqft | S$1,826 | 01-05 | 78 yr 4 mo |
| Sep 2026 | Condominium | S$1,820,000 | 1,119 sqft | S$1,626 | 01-05 | 78 yr 4 mo |
| Aug 2026 | Condominium | S$5,300,000 | 2,939 sqft | S$1,804 | 01-05 | 78 yr 5 mo |
| Aug 2026 | Condominium | S$3,500,000 | 1,905 sqft | S$1,837 | 01-05 | 78 yr 5 mo |
| Aug 2026 | Condominium | S$3,000,000 | 1,798 sqft | S$1,669 | 16-20 | 78 yr 5 mo |
| Aug 2026 | Condominium | S$2,850,000 | 1,733 sqft | S$1,645 | 01-05 | 78 yr 5 mo |
| Aug 2026 | Condominium | S$2,560,000 | 1,550 sqft | S$1,652 | 06-10 | 78 yr 5 mo |
| Aug 2026 | Condominium | S$2,000,000 | 1,227 sqft | S$1,630 | 06-10 | 78 yr 5 mo |
| Jul 2026 | Condominium | S$3,830,000 | 2,551 sqft | S$1,501 | 16-20 | 78 yr 6 mo |
| Jul 2026 | Condominium | S$3,080,888 | 1,862 sqft | S$1,654 | 01-05 | 78 yr 6 mo |
| Jul 2026 | Condominium | S$2,200,000 | 1,098 sqft | S$2,004 | 31-35 | 78 yr 6 mo |
| Jun 2026 | Condominium | S$4,150,000 | 2,508 sqft | S$1,655 | 21-25 | 78 yr 7 mo |
| Jun 2026 | Condominium | S$4,050,000 | 2,336 sqft | S$1,734 | 26-30 | 78 yr 7 mo |
| Jun 2026 | Condominium | S$3,180,000 | 1,410 sqft | S$2,255 | 16-20 | 78 yr 7 mo |
| Jun 2026 | Condominium | S$2,780,000 | 1,561 sqft | S$1,781 | 01-05 | 78 yr 7 mo |
| Jun 2026 | Condominium | S$2,460,000 | 1,464 sqft | S$1,680 | 11-15 | 78 yr 7 mo |
| Jun 2026 | Condominium | S$1,840,000 | 1,087 sqft | S$1,692 | 01-05 | 78 yr 7 mo |
| Jun 2026 | Condominium | S$1,688,888 | 1,066 sqft | S$1,585 | 06-10 | 78 yr 7 mo |
| May 2026 | Condominium | S$19,280,000 | 8,277 sqft | S$2,329 | 21-25 | 78 yr 8 mo |
| May 2026 | Condominium | S$5,700,000 | 2,949 sqft | S$1,933 | 01-05 | 78 yr 8 mo |
| May 2026 | Condominium | S$3,800,000 | 2,056 sqft | S$1,848 | 36-40 | 78 yr 8 mo |
| May 2026 | Condominium | S$3,750,000 | 2,131 sqft | S$1,760 | 31-35 | 78 yr 8 mo |
| May 2026 | Condominium | S$3,390,000 | 1,905 sqft | S$1,779 | 06-10 | 78 yr 8 mo |
| May 2026 | Condominium | S$3,300,000 | 2,056 sqft | S$1,605 | 31-35 | 78 yr 8 mo |
| May 2026 | Condominium | S$3,200,000 | 1,690 sqft | S$1,894 | 06-10 | 78 yr 8 mo |
| May 2026 | Condominium | S$3,055,000 | 1,808 sqft | S$1,689 | 16-20 | 78 yr 8 mo |
| May 2026 | Condominium | S$2,800,000 | 1,421 sqft | S$1,971 | 21-25 | 78 yr 8 mo |
| May 2026 | Condominium | S$2,750,000 | 1,475 sqft | S$1,865 | 16-20 | 78 yr 8 mo |
| May 2026 | Condominium | S$1,960,000 | 1,119 sqft | S$1,751 | 01-05 | 78 yr 8 mo |
| Apr 2026 | Condominium | S$3,150,000 | 1,991 sqft | S$1,582 | 11-15 | 78 yr 9 mo |
| Apr 2026 | Condominium | S$2,626,000 | 1,345 sqft | S$1,952 | 16-20 | 78 yr 9 mo |
| Apr 2026 | Condominium | S$2,400,888 | 1,378 sqft | S$1,743 | 01-05 | 78 yr 9 mo |
Showing the 40 most recent of 342 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Harbourlights
S$1,826
-2.3%4 sales3.7% yield
Skyline Residences
S$2,213
-0.3%13 sales4.0% yield
The Foresta @ Mount Faber
S$1,968
-2.4%2 sales4.2% yield
Landed homes, Wishart Road
S$1,498
+1.2%1 sales2.2% yield
Corals At Keppel Bay
S$2,105
+4.2%12 sales7.9% yield
Caribbean At Keppel Bay
S$1,972
+2.0%33 sales5.4% yield
The Reef At King'S Dock
S$2,469
—26 sales3.7% yield
Harbour View Towers
S$1,549
+0.1%3 sales4.2% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.