REFLECTIONS AT KEPPEL BAY
UrbanLens Analysis
At $1,715 PSF, REFLECTIONS AT KEPPEL BAY prices 1% above the District 04 median. Compare that to THE REEF AT KING'S DOCK at $2,601 PSF -- a 34% premium that buyers need to justify. Being 5 minutes on foot from Telok Blangah MRT (433m) adds genuine convenience and supports the pricing.
Prices have essentially flatlined over two years (-1.4%), suggesting a market in equilibrium. 119 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE RESIDENCES AT W SINGAPORE SENTOSA COVE has gained 3.3% over the same period.
With ~79 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Gross yield of 3.8% tracks the RCR average of 3.5%. At $7,532/month median rent, income is market-rate -- neither a standout nor a weakness.
At 1129 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | $1,804 | 3.8% | +3.3% |
| THE INTERLACE | $1,680 | 3.4% | +12.7% |
| CARIBBEAN AT KEPPEL BAY | $1,913 | 3.6% | +5.7% |
| THE REEF AT KING'S DOCK | $2,601 | 3.5% | +0.4% |
| CORALS AT KEPPEL BAY | $2,052 | 3.9% | -12.1% |
PSF Trend
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