Rent vs D04 Near district
Rents near district median
Reflections at Keppel Bay's latest 12-month median rent is $7,575 compared with the D04 median of $7,600 for the same period. Use this district check before narrowing by bedroom and area band.
Reflections at Keppel Bay rent and sale price
D04 / Telok Blangah, Harbourfront
Address 31 Keppel Bay View Reflections at Keppel Bay Singapore 098418
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Quick summary about Reflections at Keppel Bay
Reflections at Keppel Bay is a 99-year leasehold condominium in D04 / Telok Blangah, Harbourfront. The page currently tracks 1,813 rentals and 354 sales. Reflections at Keppel Bay is near TELOK BLANGAH MRT STATION (CC28), about 0.41 km away.
For rent checks, start with the latest 12-month median of $7,575 per month and compare it with the full-history size-band range of $4,800 to $25,000. For sale checks, start with the latest 12-month median sale price of $2,700,000 and median sale PSF of $1,692 psf, then compare full-history floor-band evidence from $2,105,000 to $8,000,000 and PSF from $1,678 psf to $1,884 psf.
- Latest 12M median rent is $7,575 per month from 302 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,700,000, with median sale PSF at $1,692 psf from 53 sales.
- Rent is down 4.3% over the last 3 months. Sale PSF is down 6.5% over the last 3 months.
Reflections at Keppel Bay Market Brief
Compare the project with D04 across rent, sale PSF, tenure and transaction activity.
Compared with D04
Sale PSF vs D04 -6.3%
Sale PSF near district median
Reflections at Keppel Bay's latest 12-month median sale PSF is $1,692 psf versus the D04 median of $1,806 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.37%
Rent support near district screen
Gross yield is roughly 3.37% versus a D04 screen of 3.28%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 37.1% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -30.7%
Activity is lighter
133 recent transactions versus 192 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2006 matters most on sale price. Compare Reflections at Keppel Bay against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $7,575
Is the asking rent fair?
$7,200 to $7,950 is the first fair-rent band to check. Above $7,950 should have a visible reason.
Latest 12M median sale PSF $1,692 psf
Is the purchase price fair?
$2,620,000 to $2,780,000 and $1,640 to $1,740 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $8,000
Are similar units renting for more?
3 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 37.1% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -30.7%
Is activity rising?
Activity is lighter. 133 recent transactions versus 192 in the prior 6-month view.
Reflections at Keppel Bay Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2006
Property type Condominium, Non-Landed Properties
Sales 354 resale transactions
Total sold value $1.0B
Reflections at Keppel Bay Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 1,813 Jun 2021 to Jun 2026
Sale transactions 354 Jun 2021 to Jul 2026
Rent trend -4.3% Last 3 months
Sale PSF trend -6.5% Last 3 months
Reflections at Keppel Bay Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
TELOK BLANGAH MRT STATION (CC28) 0.41 km away
LABRADOR PARK MRT STATION 1.02 km away
HARBOURFRONT MRT STATION 1.08 km away
Schools nearby
BLANGAH RISE PRIMARY SCHOOL 1.02 km away
ISS INTERNATIONAL SCHOOL (PRESTON CAMPUS) 1.6 km away
RADIN MAS PRIMARY SCHOOL 1.7 km away
Amenities
TELOK BLANGAH HAWKER CENTRE & MARKET Food centre · 0.72 km away
Reflections at Keppel Bay Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $7,600 425 rentals in view
Latest median sale PSF $1,654 psf 89 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 3 $1,654 psf $3,080,888
Jun 2026 13 $7,600 7 $1,692 psf $2,780,000
May 2026 21 $6,500 10 $1,857 psf $3,345,000
Apr 2026 20 $6,700 5 $1,624 psf $2,100,000
Mar 2026 28 $6,700 7 $1,809 psf $2,550,000
Feb 2026 19 $7,000 0 - -
Jan 2026 16 $9,300 1 $2,100 psf $1,650,000
Dec 2025 26 $7,750 6 $1,666 psf $2,140,000
Nov 2025 27 $8,000 2 $1,684 psf $2,035,000
Oct 2025 32 $8,100 8 $1,664 psf $2,685,000
Sept 2025 31 $7,500 4 $1,633 psf $2,475,000
Aug 2025 36 $7,500 3 $1,703 psf $3,090,000
Projects Similar to Reflections at Keppel Bay
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2009 The Interlace 1.9 km away 1,419 transactions
- Median rent
- $6,900
- Median sale PSF
- $1,530 psf
- Median rent
- $7,000
- Median sale PSF
- $1,836 psf
- Median rent
- $7,500
- Median sale PSF
- $1,495 psf
- Median rent
- $7,000
- Median sale PSF
- $1,457 psf
- Median rent
- $9,200
- Median sale PSF
- $1,665 psf
- Median rent
- $9,000
- Median sale PSF
- $1,753 psf
Reflections at Keppel Bay Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $4,800 $4,717 12
2 bed $5,600 $5,647 640
3 bed $8,000 $8,297 940
4 bed $14,000 $14,435 216
5 bed $25,000 $21,900 5
Reflections at Keppel Bay Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
700 to 800 sqft $4,775 $4,768 20
800 to 900 sqft $5,000 $4,982 74
900 to 1,000 sqft $5,150 $5,146 101
1,000 to 1,100 sqft $5,600 $5,571 223
1,100 to 1,200 sqft $6,200 $6,092 195
1,200 to 1,300 sqft $6,200 $6,244 142
1,300 to 1,400 sqft $7,000 $6,991 98
1,400 to 1,500 sqft $7,500 $7,557 84
Reflections at Keppel Bay Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,280,000 $1,678 psf 141
06 to 10 $2,105,000 $1,711 psf 98
11 to 15 $2,150,000 $1,713 psf 31
16 to 20 $2,802,000 $1,731 psf 24
21 to 25 $2,400,000 $1,755 psf 23
26 to 30 $2,456,944 $1,742 psf 16
31 to 35 $3,750,000 $1,816 psf 13
36 to 40 $8,000,000 $1,884 psf 8
Reflections at Keppel Bay Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Reflections at Keppel Bay shows a latest 12-month median monthly rent of $7,575 across 302 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $7,575
Rentals in period 302
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Reflections at Keppel Bay show a median price of $2,700,000 and $1,692 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,700,000
Latest 12M median PSF $1,692 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2006 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Reflections at Keppel Bay has 354 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $1.0B
Latest record Jul 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Reflections at Keppel Bay numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $7,575/mo Test gross and net yield against typical rent. Buy vs rent $2.7M Compare ownership cost against renting. Mortgage $2.7M Estimate monthly payment from the sale price. Stamp duty $1,692 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D04 to compare Reflections at Keppel Bay against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Reflections at Keppel Bay FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Reflections at Keppel Bay?
Reflections at Keppel Bay has a latest 12-month median monthly rent of $7,575 across 302 rentals in that period.
What is the typical sale price at Reflections at Keppel Bay?
The latest 12-month median sale price for Reflections at Keppel Bay is $2,700,000, based on 53 sales in that period.
What is the median sale PSF at Reflections at Keppel Bay?
The latest 12-month median sale price per square foot for Reflections at Keppel Bay is $1,692 psf. The average for the same period is $1,750 psf.
Is Reflections at Keppel Bay freehold or leasehold?
Reflections at Keppel Bay is listed as 99-year leasehold from 2006. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Reflections at Keppel Bay located?
Reflections at Keppel Bay is located at 31 Keppel Bay View Reflections at Keppel Bay Singapore 098418 in D04 / Telok Blangah, Harbourfront.
How current is the Reflections at Keppel Bay transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.