






Villa unit Spacious living room Master bedroom Reflections at Keppel Bay, Villa Unit Nestled in the prestigious Reflections at Keppel Bay, this exclusive villa unit offers luxurious waterfront living at its finest. With 3 bedrooms and a price of S$3,600,000, this property is an exquisite blend of elegance and modernity. - Address: Reflections at Keppel Bay - Price: S$3,600,000 - Bedrm count: 3 Bedrooms - Nearby schools provide quality education for your family. - CC28 Telok Blangah MRT/LRT station is just a short distance away, ensuring convenient connectivity. Contact Josephine Huang at 9671XXXX to seize this rare opportunity for upscale living by the bay.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
28
Average Price
S1.9M
Total Value
S53.0M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 794 URA transactions · 5 outliers removed (IQR)
Fair Value
S$2.30M
S$1,434 psf
Asking Price
S$3.60M
S$2,244 psf
vs Market
+56.5%
vs Last Done
+18.9%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
794 comps
Nearest MRT
HarbourFront
661m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
794 comparable transactions
S$1,954
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,434
Recent Comparable Transactions
10 shown · 794 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | KEPPEL BAY DRIVE Floor 01-05 | 689sqft | S$1,300,000 | ▲S$1,887 +31.6% vs FV | 99 yrs lease commencing from 2007 |
Aug 2025 | KEPPEL BAY DRIVE Floor 01-05 | 689sqft | S$1,300,000 | ▲S$1,887 +31.6% vs FV | 99 yrs lease commencing from 2007 |
Aug 2025 | KEPPEL BAY DRIVE Floor 01-05 | 969sqft | S$1,988,000 | ▲S$2,052 +43.1% vs FV | 99 yrs lease commencing from 2007 |
Aug 2025 | KEPPEL BAY DRIVE Floor 01-05 | 1,496sqft | S$3,330,000 | ▲S$2,226 +55.2% vs FV | 99 yrs lease commencing from 2007 |
Aug 2025 | HARBOURFRONT AVENUE Floor 01-05 | 484sqft | S$1,110,000 | ▲S$2,292 +59.8% vs FV | 99 yrs lease commencing from 2021 |
Aug 2025 | HARBOURFRONT AVENUE Floor 06-10 | 721sqft | S$1,825,000 | ▲S$2,531 +76.5% vs FV | 99 yrs lease commencing from 2021 |
Aug 2025 | KEPPEL BAY VIEW Floor 01-05 | 1,625sqft | S$3,090,000 | ▲S$1,901 +32.6% vs FV | 99 yrs lease commencing from 2006 |
Aug 2025 | KEPPEL BAY VIEW Floor 06-10 | 2,659sqft | S$4,320,000 | ▲S$1,625 +13.3% vs FV | 99 yrs lease commencing from 2006 |
Aug 2025 | KEPPEL BAY DRIVE Floor 01-05 | 1,636sqft | S$3,200,000 | ▲S$1,956 +36.4% vs FV | 99 yrs lease commencing from 1999 |
Aug 2025 | KEPPEL BAY DRIVE Floor 01-05 | 1,873sqft | S$3,800,000 | ▲S$2,029 +41.5% vs FV | 99 yrs lease commencing from 1999 |
Aug 2025 | KEPPEL BAY DRIVE Floor 06-10 | 904sqft | S$1,700,000 | ▲S$1,880 +31.1% vs FV | 99 yrs lease commencing from 1999 |
KEPPEL BAY DRIVE
Aug 2025 · Floor 01-05
+31.6% vs FV
KEPPEL BAY DRIVE
Aug 2025 · Floor 01-05
+31.6% vs FV
KEPPEL BAY DRIVE
Aug 2025 · Floor 01-05
+43.1% vs FV
KEPPEL BAY DRIVE
Aug 2025 · Floor 01-05
+55.2% vs FV
HARBOURFRONT AVENUE
Aug 2025 · Floor 01-05
+59.8% vs FV
HARBOURFRONT AVENUE
Aug 2025 · Floor 06-10
+76.5% vs FV
KEPPEL BAY VIEW
Aug 2025 · Floor 01-05
+32.6% vs FV
KEPPEL BAY VIEW
Aug 2025 · Floor 06-10
+13.3% vs FV
KEPPEL BAY DRIVE
Aug 2025 · Floor 01-05
+36.4% vs FV
KEPPEL BAY DRIVE
Aug 2025 · Floor 01-05
+41.5% vs FV
KEPPEL BAY DRIVE
Aug 2025 · Floor 06-10
+31.1% vs FV
HELIOS AI Analysis
Based on 794 URA transactions (5 outliers removed), adjusted for: Tenure decay (27.3% discount); MRT HarbourFront 661m away (+1%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.