1 Keppel Bay View 098402, Maritime Square, Central Region, Singapore
$2,080,000
REFLECTIONS AT KEPPEL BAY, UNITS FOR SALES. TOWER UNIT, 990SF, 2ROOMS, HIGH FLOOR. VILLA UNIT, 1141SF, 2+HS+PES. VILLA UNIT, 1130SF, 2+HS+BALCONY. VILLA UNIT, 1690SF, 3+HS+BALCONY. CALL LYNN LING 9060XXXX FOR VIEWING. Reflections at Keppel Bay, a waterfront condominium like a piece of modern art of soaring towers and elegant villa-styled low-rises, crowned with lush sky gardens on sloping roofs, rise from Keppel Bay. The architecture of Reflections at Keppel Bay leaves one breathless. The alternating heights of the towers at Reflections at Keppel Bay creates an arresting interplay of changing light planes and reflecting angles, presenting spectacular views at every turn. Sky bridges will link the towers, and provide 360-degree views of tranquil Keppel Bay and the lush surroundings. Reflections at Keppel Bay’s location is priceless. Stone's throw from the Harbourfront MRT Station and shopping malls and minutes from the city and business district, yet it lies within one of Singapore’s best loved nature and recreation enclaves. What’s more, its exceptional offering of a premier live-work-play waterfront environment meets a worldwide trend towards this new lifestyle. Singapore’s southern waterfront hub is undergoing fast and dramatic transformation which includes Keppel Bay, the multi-billion dollar Sentosa Integrated Resort and the development of Sentosa into a premium resort. This trend, along with the romance and rare opportunity of living by the sea, have created exceptional demand for luxury waterfront homes like Reflections at Keppel Bay in this area. Reflections at Keppel Bay sets a new benchmark in real estate investment. Every aspect, from its developer and architect, its quality of finishing and luxurious style, its priceless location and surrounding world-class attractions, as well as the prestige of ownership, will make Reflections at Keppel Bay the luxury residential waterfront development of choice in Asia.
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: L3010738A
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Automated Valuation based on 295 URA transactions · 21 outliers removed (IQR)
Fair Value
S$2.06M
S$1,806 psf
Asking Price
S$2.08M
S$1,823 psf
vs Market
+0.9%
vs Last Done
-4.1%
Tenure
84 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)
×0.611
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
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 Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.