1 Keppel Bay View 098402, Maritime Square, Central Region, Singapore
$3,450,000
Reflection at Keppel Bay is not just a residence — it is a statement of lifestyle, design, and exclusivity. Designed by world-renowned architect Daniel Libeskind, this iconic waterfront development is one of Singapore’s most recognizable luxury addresses, celebrated for its bold curves, sculptural form, and unobstructed marina views. This beautifully maintained 3-bedroom apartment offers a rare opportunity to own a spacious home in a true seafront setting. Thoughtfully laid out, the unit provides an ideal balance between privacy and openness, making it suitable for both family living and long-term investment. Large floor-to-ceiling windows invite abundant natural light into the living spaces while framing breathtaking views of the sea, marina, and lush surroundings. The living and dining areas are generously proportioned, perfect for hosting guests or enjoying quiet evenings with family. The modern kitchen is designed with functionality in mind, offering ample storage and quality finishes for daily comfort. Each bedroom is well-sized, providing flexibility for family members, guests, or a dedicated home office — a feature increasingly valued in today’s lifestyle. What truly sets Reflection apart is its resort-style living experience. Residents enjoy full condo facilities including swimming pools, tennis courts, a gym, landscaped gardens, and 24-hour security. Morning walks along the marina promenade, sunset views by the water, and weekend leisure activities become part of everyday life. Location is another key highlight. Situated at Keppel Bay, Reflection offers a unique combination of tranquility and connectivity. HarbourFront MRT, VivoCity, and Sentosa Island are just minutes away, providing seamless access to shopping, dining, entertainment, and business hubs. With ongoing developments in the Greater Southern Waterfront, this area is widely regarded as one of Singapore’s most promising long-term growth corridors. Whether you are looking for a prestigious hom
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$2.93M
S$1,806 psf
Asking Price
S$3.45M
S$2,123 psf
vs Market
+17.6%
vs Last Done
+11.7%
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
+4%
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.