
Exclusive 3-bedder with Marina Views 100% usable space (no columns)! Experience the pinnacle of waterfront living and nature’s tranquility—all at an incredible value! Welcome to this owner-occupied 3-bedroom unit at Reflections. Kept in immaculate, move-in condition, this home boasts one of the most highly sought-after and efficient layouts in the entire development. If you are in the market for a spacious home with absolutely zero wasted space (no columns, no bay windows, and no balcony), this is a rare gem you do not want to miss! Unit Highlights: Highly Efficient "Dumbbell" Layout: Squarish and perfectly optimized. One bedroom is located next to the living room (ideal as a guest room or home office), while the other two are on the opposite side for maximum privacy. Fully Maximized Space: 3 Bedrooms + 3 Bathrooms + a proper Utility/Store room. Smart Storage Solutions: Features sleek, built-in storage cabinets seamlessly integrated into the dining area. Serene Views & Ideal Facing: Enjoy an East-facing living room that looks out over the tranquil interior water feature, complete with a beautiful pocket view of the Marina. Unbeatable Location & Lifestyle: Nature at Your Doorstep: Just a 300m stroll to the scenic Bukit Chermin Boardwalk, seamlessly linking you to the lush Labrador Nature Reserve. Superb Connectivity: Only a 10-minute walk to Telok Blangah MRT and an 8-minute walk to major bus services. Ultimate Convenience: Your closest amenities and shopping needs are fully covered at nearby VivoCity! Massive Upside Potential: Position yourself perfectly to benefit from the upcoming Greater Southern Waterfront transformation happening right at your doorstep. Contact Sharon at 8.5.0.6.1.2.5.3 today to schedule your exclusive viewing! (Fellow agents and direct buyers are warmly welcome!) Connect with The JANYS for exclusive home tours & property insights: YouTube: /JANYS Instagram: @thejanys TikTok: @thejanys #ReflectionsAtKeppelBay #Vivocity #GSWtransformation #MarinaView #SingaporeRealEstate
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$2.47M
S$1,806 psf
Asking Price
S$2.60M
S$1,903 psf
vs Market
+5.4%
vs Last Done
+0.1%
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
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.