Waterfront Living at Reflections at Keppel Bay — A Rare 2+ Study Gem with Immaculate Finishings Experience an inspired blend of style and convenience at one of the city’s most sought-after coastal addresses. This beautifully appointed 2-bedroom residence offers an expansive layout, serene greenery and water-facing environs, and thoughtfully upgraded interiors that elevate everyday living. A refined home for those seeking urban connectivity with a tranquil, resort-like ambiance. Property Highlights - Address: REFLECTIONS AT KEPPEL BAY - Type: 2-bedroom residence with generous living and dining zones - Size: 1,152 sq ft of well-planned space for comfort and functionality - Price: $2,280,000 - Renovation: About $200k in tasteful upgrades enhancing aesthetics and practicality - Interiors: Quality finishes, well-maintained fittings, and a modern palette that complements natural light - Layout: Efficient configuration with good separation of private and communal areas - Kitchen: Sleek cabinetry and ample counter space designed for daily use and entertaining - Bedrooms: Well-proportioned rooms that accommodate full furniture comfortably - Bathrooms: Refreshed with quality fixtures for a calming, spa-like experience - Outdoor Feel: Enjoy the development’s unique architecture and verdant surroundings near the waterfront - Lifestyle: Proximity to recreational nodes, dining, and retail options for a vibrant yet peaceful lifestyle - Suitability: Ideal for owner-occupiers seeking comfort and investors eyeing a strong rental catchment Nearby Schools - The Capstone Kindergarten (0.39 KM) - PCF Sparkletots Preschool @ Telok Blangah Blk 78A (DS) (0.84 KM) - Nanyang Children School (0.9 KM) MRT/LRT Connectivity - Telok Blangah MRT (0.54 KM) for swift access to the city and key business districts Step into a home that rewards you with space, quality, and proximity to the best of the Southern Coast. For an exclusive viewing and more details, contact ERIC EE at 9190XXXX. Secure yo
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: L3002382K
Automated Valuation based on 308 URA transactions · 21 outliers removed (IQR)
Fair Value
S$2.08M
S$1,806 psf
Asking Price
S$2.28M
S$1,979 psf
vs Market
+9.6%
vs Last Done
+4.1%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
308 comps
Nearest MRT
Telok Blangah
471m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
308 comparable transactions
S$1,720
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
+4%
Adjusted Fair Value PSF
S$1,806
Recent Comparable Transactions
10 shown · 308 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
Based on 308 URA transactions (21 outliers removed), adjusted for: Tenure decay (34.4% discount); MRT Telok Blangah 471m away (+3%); AI-detected value boosters: renovated, greenery view (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.