Reflections at Keppel Bay rent and rental price guide

Start with the unit, not the project headline

People searching for Reflections at Keppel Bay for rent often meet a very wide set of asking prices. That spread makes sense once the unit mix is visible. Reflections at Keppel Bay has compact two-bedroom homes, larger family apartments and a small number of units that sit far beyond the usual floor-area bands. One project-wide number cannot describe all of them.

The current project file contains 1,813 rental contracts. That is a deep enough sample to compare bedrooms and floor area instead of leaning on one listing or one renewal offer. Start with the closest unit band, then adjust for the details you can see at the viewing. The overall median belongs at the beginning of the check, not the end.

For a tenant, the practical question is whether the asking rent fits a similar unit. For a landlord, it is whether the desired premium has a reason a tenant will recognize. Both sides get a cleaner answer by narrowing the evidence before discussing the view, renovation or furniture package.

What the current rent numbers say

The all-period median rent is $7,200, while the average is about $8,106. The higher average is a clue that larger and more expensive units are pulling the mean upward. A tenant looking at a two-bedroom apartment should not use that average as the opening benchmark.

The latest 12-month median is $7,575 from 302 contracts. For 2026 through Jun 2026, the median is $7,000 from 117 contracts. Those two periods are more relevant to a current negotiation than an isolated contract from several years ago.

D04 has a district median rent around $7,350. Reflections sits close enough to that broad figure for the district to be useful as a sense check, but the project has a different unit mix from many D04 developments. The bedroom and area bands below carry more weight.

Rent by bedroom count

Two-bedroom units provide the first strong comparison group. The project file shows 640 two-bedroom rentals with a median of $5,600. That sample is large enough to challenge an asking rent that is far above the band without a clear unit-level reason.

Three-bedroom units form the deepest group, with 940 contracts and a median rent of $8,000. This is where the project-wide median can become misleading. A three-bedroom tenant who anchors on the overall $7,200 figure may understate the market for the actual unit.

Four-bedroom units have a much higher median of $14,000 across 216 contracts. The jump reflects more than an extra bedroom. Larger floor areas and a different tenant budget sit inside that group. Compare like with like before deciding that a four-bedroom asking rent is excessive or attractive.

Floor area changes the answer again

Floor area gives a second way to test the bedroom result. Units in the 1,000 to 1,100 sq ft band have a median rent around $5,600 across 223 records. The 1,500 to 1,600 sq ft band moves to about $8,000 across 196 records.

Larger 2,400 to 2,500 sq ft units have a median around $12,000. A listing in that band should not be compared with a compact apartment simply because both share the same project name. Total space changes the renter pool and the monthly commitment.

Bedroom count and floor area should point in roughly the same direction. If the bedroom band says one thing and the area band says another, inspect the layout. Some homes allocate more space to balconies, circulation or living areas. The usable feel of the apartment can matter as much as the label attached to it.

Recent movement needs a calm read

The project's three-month rent indicator is currently -4.3%. Short runs can move because the mix of units signed in one month changes. A month with more four-bedroom contracts can lift the median even when comparable two-bedroom rents are flat.

The latest 12-month median of $7,575 is therefore the steadier first read. Use the recent monthly chart to understand direction, then return to the same bedroom and floor-area group for the negotiation. A project with this many contracts gives you enough depth to avoid chasing one noisy month.

The location check

Reflections at Keppel Bay is recorded at 31 Keppel Bay View Reflections at Keppel Bay Singapore 098418. The closest station in the location file is Telok Blangah MRT (0.41km). Harbourfront MRT (1.08km) is another option in the wider area. The route, heat and daily walking preference still need an in-person check because a map distance does not describe the whole commute.

The location appeals to renters who want the Keppel Bay and HarbourFront side of Singapore without living in the traditional CBD core. That can support rental demand, but it does not make every unit interchangeable. Tower position, road exposure and the direction of the view can change how two otherwise similar apartments feel.

Visit at the hour you would normally leave for work and again after dark. Check the route to the station, ride-hailing pickup and the walk to daily necessities. A waterfront address can look convincing in photographs while the everyday route remains the deciding factor for a tenant.

Schools and daily amenities

Nearby school entries include Blangah Rise Primary School (1.02km), Shg Student Care (1.02km) and Iss International School (1.60km). School proximity should be confirmed against the official address and the admissions rules that apply to the family. The rental data does not prove school eligibility, and the nearest school may not be the one that shapes a tenant's decision.

Nearby food-market entries include Telok Blangah Hawker Centre & Market (0.72km) and Hawker Centre (1.41km). For most renters, the better test is personal: groceries, meals, exercise and transport should fit the weekly routine. These details help explain why one unit keeps a tenant longer, but they should support the rent comparison rather than replace it.

How a tenant can judge the asking rent

First, match the apartment to the bedroom and floor-area bands. If both point near the asking rent, the number has a reasonable base. If the asking rent sits well above both, write down the features being used to justify the gap. A high floor or good renovation can matter, but the premium should be visible.

Second, compare the lease timing. A landlord testing a peak asking rent may accept a cleaner start date, a longer lease or a tenant with a straightforward profile. Rent negotiation is not limited to one monthly number. Terms can close a smaller price gap when both sides want certainty.

Third, keep the evidence simple. A tenant does not need to present every contract in the project. The closest bedroom band, the closest area band and a few recent records are enough to frame a sensible counteroffer. Long speeches tend to make a practical rent discussion harder.

How a landlord can set the rent

A landlord should begin with the same comparison groups and then price the unit's actual advantages. Better furnishing, stronger condition and a more appealing outlook can support a premium. The premium becomes harder to defend when the apartment needs work or the lease start is inconvenient.

Vacancy belongs in the calculation. One empty month can cost more than the difference between an ambitious asking rent and a slightly sharper signed rent. With 1,813 project contracts available for reference, the market is visible enough to price with discipline rather than wait for a tenant to validate an optimistic number.

Rent support and the purchase price

Reflections at Keppel Bay also has 355 sale transactions in the project file. The all-period median sale price is around $2,300,000, while the latest 12-month median is $2,725,000. Median sale PSF over the latest 12 months is about $1,696 psf.

The broad gross-yield estimate is about 3.76%, and the latest 12-month estimate is about 3.34%. Both are before maintenance, vacancy, tax, financing and transaction costs. They are screening numbers, not a forecast of the owner's return.

The project is recorded as 99-year leasehold from 2006. A buyer should read the rent support beside the entry price and remaining lease, then compare similar waterfront projects. Strong rent can help an investment case, but it cannot repair an entry price that is too high.

A practical Reflections shortlist

Keep a Reflections unit on the shortlist when its rent sits near the relevant band, the layout works for the household and the daily route feels comfortable. A defensible price plus a good personal fit is more useful than chasing the cheapest listing in the project.

Widen the search when the asking rent needs too many explanations. Compare nearby D04 projects with similar unit size and transport access, then decide what premium the Keppel Bay setting deserves for you. The right premium is personal, but the starting rent should still be tied to evidence.

Before signing, confirm the inventory, repair obligations, air-conditioning terms, diplomatic clause where relevant and the exact handover condition. The data can tell you whether the monthly rent looks sensible. The tenancy agreement decides what happens after the keys are collected.