31 Keppel Bay View 098418, Maritime Square, Central Region, Singapore
$2,200,000













Panoramic Greenary view. Efficient No-Column Layout. Nicely Renovated For Sale – Iconic Waterfront Development – ● Viewing by Appointment Only ● Beautifully Renovated 3-Bedroom at Reflections at Keppel Bay *images are for illustration only — updates coming soon* Property Details: - 3 Spacious Bedroom + 2 Bath + Enclosed Kitchen + Yard + Maid Room - Unblocked panoramic view of the former Keppel golf course - High ceiling of 3.15m, bright and airy throughout - Modern renovation, move-in condition — just bring your luggage! - NO columns throughout for a clean, open feel - Serious seller Connectivity MRT: 6-min walk to CC28 Telok Blangah MRT Shuttle service to Harbourfront MRT and VivoCity Shopping Mall (daily) Nearby Schools Blangah Rise Primary School Radin Mas Primary School CHIJ (Kellock) Gan Eng Seng Primary School Amenities Supermarkets: Cold Storage, Don Don Donki, FairPrice Shopping: VivoCity, HarbourFront Centre, Alexandra Retail Cluster Condo Facilities Full suite of facilities including designer gym, swimming pools, and function rooms Waterfront promenade and lush landscaping
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
374
Average Price
S2.9M
Total Value
S1093.8M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 295 URA transactions · 21 outliers removed (IQR)
Fair Value
S$2.25M
S$1,806 psf
Asking Price
S$2.20M
S$1,763 psf
vs Market
-2.4%
vs Last Done
-7.3%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
295 comps
Nearest MRT
Telok Blangah
471m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
295 comparable transactions
S$1,721
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.655
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,806
Recent Comparable Transactions
10 shown · 295 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | KEPPEL BAY VIEW Floor 01-05 | 1,625sqft | S$3,090,000 | ▲S$1,901 +5.3% vs FV | 99 yrs lease commencing from 2006 |
Aug 2025 | KEPPEL BAY VIEW Floor 01-05 | 1,625sqft | S$3,090,000 | ▲S$1,901 +5.3% 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 -10.0% vs FV | 99 yrs lease commencing from 2006 |
Jul 2025 | KEPPEL BAY VIEW Floor 06-10 | 1,281sqft | S$2,170,000 | ▼S$1,694 -6.2% vs FV | 99 yrs lease commencing from 2006 |
Jul 2025 | KEPPEL BAY VIEW Floor 01-05 | 1,668sqft | S$2,790,000 | ▼S$1,672 -7.4% vs FV | 99 yrs lease commencing from 2006 |
Jul 2025 | KEPPEL BAY VIEW Floor 01-05 | 1,733sqft | S$2,800,000 | ▼S$1,616 -10.5% vs FV | 99 yrs lease commencing from 2006 |
Jul 2025 | KEPPEL BAY VIEW Floor 01-05 | 1,324sqft | S$2,280,000 | ▼S$1,722 -4.7% vs FV | 99 yrs lease commencing from 2006 |
Jun 2025 | KEPPEL BAY VIEW Floor 06-10 | 1,270sqft | S$2,100,000 | ▼S$1,653 -8.5% vs FV | 99 yrs lease commencing from 2006 |
Jun 2025 | KEPPEL BAY VIEW Floor 11-15 | 1,195sqft | S$2,225,000 | ▲S$1,862 +3.1% vs FV | 99 yrs lease commencing from 2006 |
Jun 2025 | KEPPEL BAY VIEW Floor 26-30 | 1,378sqft | S$2,380,800 | ▼S$1,728 -4.3% vs FV | 99 yrs lease commencing from 2006 |
May 2025 | KEPPEL BAY VIEW Floor 06-10 | 1,604sqft | S$2,700,000 | ▼S$1,683 -6.8% vs FV | 99 yrs lease commencing from 2006 |
KEPPEL BAY VIEW
Aug 2025 · Floor 01-05
+5.3% vs FV
KEPPEL BAY VIEW
Aug 2025 · Floor 01-05
+5.3% vs FV
KEPPEL BAY VIEW
Aug 2025 · Floor 06-10
-10.0% vs FV
KEPPEL BAY VIEW
Jul 2025 · Floor 06-10
-6.2% vs FV
KEPPEL BAY VIEW
Jul 2025 · Floor 01-05
-7.4% vs FV
KEPPEL BAY VIEW
Jul 2025 · Floor 01-05
-10.5% vs FV
KEPPEL BAY VIEW
Jul 2025 · Floor 01-05
-4.7% vs FV
KEPPEL BAY VIEW
Jun 2025 · Floor 06-10
-8.5% vs FV
KEPPEL BAY VIEW
Jun 2025 · Floor 11-15
+3.1% vs FV
KEPPEL BAY VIEW
Jun 2025 · Floor 26-30
-4.3% vs FV
KEPPEL BAY VIEW
May 2025 · Floor 06-10
-6.8% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.