Type

Units

Min Area

Price Range

3 BR

1905 sqft

From S$3.6XM

Property Highlights

Luxury 3-bedroom, 4-bathroom unit spanning 1,905 sqft at prestigious Reflections at Keppel Bay
Prime Telok Blangah location just 1.14 km from CC28 MRT station with excellent connectivity
S$3.6 million price point reflects strong demand in the established waterfront precinct
Spacious layout ideal for executives, growing families, and high-net-worth investors
Strategic location near heritage district, business hubs, and international schools

Interested in this property?

Send a quick enquiry our PropSG team will reach out within 24 hours.

Ref: 500040920

Reflections at Keppel Bay: Premium Waterfront Living at 15 Keppel Bay View

Situated at 15 Keppel Bay View, this exceptional three-bedroom, four-bathroom residence represents the pinnacle of contemporary residential design in one of Singapore's most coveted maritime precincts. The unit commands a price of S$3,600,000 and encompasses 1,905 square feet of meticulously appointed living space, positioning it as a serious contender for discerning buyers seeking both investment potential and lifestyle excellence in the Telok Blangah corridor.

Location and Connectivity: The Telok Blangah Advantage

The property's address places it within easy reach of CC28 Telok Blangah MRT station, situated just 1.14 kilometres away—a walk of approximately 14 minutes on foot. This proximity to the Circle Line affords residents seamless access to Singapore's broader transport network, with direct connectivity to key employment hubs, shopping destinations, and entertainment precincts across the island. The waterfront setting itself commands significant premium value, as genuine harbourside developments remain relatively scarce within the central region.

Architectural and Interior Specification

The residence benefits from the calibre of finish typically expected within developments of this standing. The generous floor area of 1,905 sqft allows for a layout that accommodates three distinct bedroom suites alongside four full bathroom facilities, a configuration that speaks to flexibility for both family occupation and executive household arrangements. The three-bedroom, four-bathroom composition suggests thoughtful spatial distribution, with likely inclusion of a main suite benefiting from ensuite facilities, guest bedrooms, and additional bathrooms supporting both residential comfort and entertaining capacity.

Market Position and Comparable Value Assessment

At S$3.6 million, this property reflects contemporary market pricing within the Keppel Bay precinct, where established residences of comparable size typically trade within a defined bandwidth. The waterfront location and the project's architectural prominence contribute materially to the valuation framework. Properties in this size category within the broader Telok Blangah zone have demonstrated stable pricing over recent cycles, with transaction volumes suggesting sustained investor interest in both owner-occupier and capital appreciation scenarios.

Investment Profile and Rental Potential

The unit's positioning within an established, brand-recognised development enhances its appeal to the rental market. Three-bedroom, four-bathroom units in waterfront Singapore developments have historically demonstrated rental demand from expatriate executives, international business families, and diplomats posted to Singapore. The nearby proximity to schools, cultural institutions, and the Central Business District compounds the property's attraction to this tenant demographic, potentially supporting yields within a competitive range for premium residential segments.

Amenity Ecosystem and Lifestyle Considerations

Residents of Reflections at Keppel Bay benefit from the broader Keppel Bay precinct's development philosophy, which integrates residential, retail, and recreational components. The waterfront setting provides natural amenities including promenades, landscaped environments, and access to leisure activities. Proximity to established retail and dining options, coupled with the development's resident-focused facilities, supports a lifestyle proposition that extends beyond the residential unit itself.

Capital Appreciation Outlook

The Telok Blangah area has established itself as a long-term appreciating asset class within Singapore's property market. The combination of limited harbourside inventory, proximity to the MRT network, and ongoing urban renewal initiatives in the broader South Core district supports the expectation of sustained value retention and selective capital growth. Developments in this location have demonstrated resilience across market cycles, benefiting from both strong owner-occupier demand and investor confidence in the precinct's continued premium positioning.

Suitability Across Buyer Cohorts

This property appeals across multiple buyer categories. High-net-worth individuals seeking liquid real estate assets in a recognisable development find the unit's scale and amenity offering compelling. Owner-occupiers upgrading from smaller properties appreciate the three-bedroom configuration and waterfront positioning. Investors targeting stabilised developments with consistent tenant demand view the unit as fitting within a diversified Singapore property portfolio. First-time buyers at the luxury level may find the established development's track record and location offer superior confidence compared to emerging projects.

Financing Framework and Affordability Parameters

At S$3.6 million, the property sits within the upper-medium segment of the residential market, with standard mortgage financing available through Singapore's banking institutions. Most banks will extend loan-to-value financing up to 75 percent for owner-occupiers, implying a loan quantum of approximately S$2.7 million with a cash requirement of S$900,000. Borrowers should expect that debt-service-to-income ratio calculations will be proportionally more stringent at this price point, requiring annual household income in excess of S$180,000 to comfortably support repayment obligations alongside existing liabilities.

Future Supply and Market Dynamics

The Keppel Bay and broader Telok Blangah area has largely completed its primary development phase, meaning new competing supply in the immediate vicinity remains limited. This scarcity supports the established developments' positions within the local market hierarchy. Whilst incremental infill projects may emerge, the geography and infrastructure constraints of the waterfront location effectively cap new residential capacity, positioning existing properties like this unit as participating in a relatively inelastic local market.

Regulatory and Additional Buyer Considerations

Prospective purchasers should note that properties at this price point may attract Additional Buyer's Stamp Duty for non-first-time owner-occupiers, with the marginal rate scaling according to the property's value. Investors acquiring this unit as a second or subsequent property will face ABSD liability of up to 25 percent in certain scenarios, materially impacting the true acquisition cost. Legal due diligence on the lease tenure, management company performance, and any planned capital expenditure within the development should form part of any serious evaluation process.

Frequently Asked Questions

What rental yield might be expected if this Keppel Bay unit were purchased as an investment?

Premium three-bedroom, four-bathroom units in established Keppel Bay developments typically achieve gross rental yields between 2.5 and 3.5 percent annually, translating to approximately S$90,000 to S$126,000 in annual rent for a S$3.6 million property. The actual yield depends on precise market conditions at the time of lease commencement and the property's specific appeal to expatriate families, diplomatic personnel, and senior executives—demographics that form the primary tenant pool in this precinct. Given the property's waterfront positioning and four-bathroom configuration, it would likely command rents in the upper echelon for the development, potentially supporting yields toward the 3.0 to 3.5 percent band rather than lower ranges.

How does the S$3.6M price compare to recent per-square-foot transactions in Telok Blangah?

The S$3.6 million purchase price for 1,905 sqft equates to approximately S$1,890 per square foot, positioning the unit within the established pricing corridor for premium Telok Blangah waterfront properties. Recent arm's-length transactions in comparable Keppel Bay developments have registered in a range of S$1,800 to S$2,100 psf depending on unit size, floor level, and facing orientation, meaning this listing sits comfortably within the current market band. Properties with superior views, higher floors, or larger layouts command premiums toward the S$2,000–2,100 psf threshold, whilst units with standard orientations trade toward the lower end, so at S$1,890 psf the pricing reflects solid market equilibrium for a mid-range unit specification.

What ABSD implications apply if a second-time or investor buyer purchases this property?

Investors or non-first-time owner-occupiers acquiring this unit will face Additional Buyer's Stamp Duty at the scale applicable to properties valued between S$500,001 and S$1 million at 25 percent, and graduated rates above that threshold—in this case at S$3.6 million, the marginal ABSD will be significantly higher, potentially reaching 25 percent for non-first-time buyers depending on exact policy parameters at purchase date. This translates to a potential ABSD liability of approximately S$900,000 or higher, materially increasing the true acquisition cost beyond the stated S$3.6 million price tag. Prospective investors should factor this ABSD liability into their investment calculations when assessing net-of-costs returns and cash-on-cash performance metrics.

What is the lease tenure of this property, and how might lease decay affect future resale value?

As a residential condominium at Reflections at Keppel Bay, the property is held on a 99-year leasehold basis from its original completion date, which as a modern development means it retains substantial tenure longevity and should not face near-term lease-decay concerns. For investment purposes, buyers should verify the exact commencement date of the 99-year lease period, typically measured from land grant commencement rather than building completion, ensuring that the lease remains in the 95+ year range at purchase—properties dropping below the 80-year threshold can experience material valuation haircuts from institutional lenders and investors. At the current point in the development's lifecycle, lease decay should not materially impact near-to-medium term resale value, though buyers should maintain awareness that after the lease falls below 85 years remaining, capital appreciation potential may soften relative to comparable freehold or fresher-lease properties.

How does proximity to Telok Blangah MRT station influence demand and long-term capital appreciation?

The 1.14-kilometre distance to CC28 Telok Blangah MRT represents a significant value driver, placing the property within the primary catchment for public transport commuters and substantially elevating its appeal to working professionals and families dependent on MRT connectivity. Historically, Singapore residential properties within 10–15 minutes' walk of established MRT stations trade at sustained premiums relative to car-dependent locations, and the Circle Line's strategic position within the island's broader transport matrix supports consistent demand. Long-term capital appreciation in MRT-proximate locations has outpaced island-wide residential average growth by approximately 1–2 percent annually over extended hold periods, suggesting that the Telok Blangah MRT proximity provides a tangible structural advantage supporting medium-to-long term value retention and appreciation.

Which buyer profiles—HNW, upgraders, first-timers, investors—would find this property most suitable?

High-net-worth individuals seeking established, recognisable waterfront real estate will find this unit compelling as a relatively liquid, premium Singapore asset with clear realisability through the institutional buyer base frequenting Keppel Bay developments. Owner-occupier upgraders stepping up from two-bedroom or smaller three-bedroom properties will appreciate the space, four bathrooms, and lifestyle amenities, positioning this as a natural progression property for affluent households. First-time luxury buyers entering the market above S$3 million should consider this property seriously, as the established development reduces execution risk compared to off-plan projects and the MRT proximity provides confidence in long-term positioning. Investors specifically targeting waterfront properties with rental income potential will view this unit's configuration and location as well-aligned with tenant demand patterns, though the ABSD implications should dampen enthusiasm for overleveraged investment scenarios.

What TDSR implications and financing headroom should a buyer expect at this S$3.6M price point?

Mortgage financing for S$3.6 million will typically require loan-to-value facilities up to 75 percent, implying a borrowing quantum of approximately S$2.7 million and a minimum cash outlay of S$900,000 including stamp duties and ancillary costs. Banks apply Total Debt Service Ratio caps of typically 55–60 percent for borrowers at this price point, meaning a monthly debt obligation must not exceed 55–60 percent of gross monthly household income; for a 25-year mortgage on S$2.7 million at current interest rates of approximately 3.5–4.0 percent, monthly repayments will approach S$12,000–13,000, requiring monthly household income of approximately S$20,000–24,000 or annual income of S$240,000–288,000 to comfortably satisfy lending criteria. Buyers should ensure adequate financing headroom by maintaining existing debt loads well below threshold levels, as banks increasingly scrutinise total exposure across mortgages, car loans, and personal credit facilities before disbursing loans of this magnitude.

How does this property compare in value and specification to nearby competing developments in Telok Blangah?

Reflections at Keppel Bay ranks among the established, tier-one waterfront developments in the Telok Blangah precinct, commanding pricing and demand visibility that compare favourably to neighbouring projects such as other Keppel Bay residential entities and the broader South Core district offerings. Three-bedroom, four-bathroom units of equivalent size in competing developments trade within a relatively tight bandwidth of S$3.4–3.8 million depending on orientation and floor positioning, suggesting this listing sits squarely within competitive equilibrium. Differentiation among this cohort of developments centres on precise waterfront access, internal amenity quality, management reputation, and unit-specific attributes such as views and balcony configuration rather than fundamental price disparities. Serious buyers should view competing properties within the same district to confirm positioning, though the established reputation and proven rental demand supporting Reflections at Keppel Bay provide confidence in relative value retention compared to emerging or untested alternatives.

Are there particular unit stacks, floor levels, or orientations that offer superior value within this development?

Middle-stack units on floors seven through fifteen typically command the optimal balance between water views, privacy from ground-level noise, and premium pricing that does not escalate disproportionately at penthouse levels. Units oriented toward the water generally command 5–10 percent premiums relative to internally-facing units due to view value and natural light, though the additional cost may not justify the premium for investors prioritising rental yield over amenity appeal. Lower-floor units (levels two through six) often present superior value for investors, as the rental market frequently shows indifference to floor-level differences below the eighth storey, meaning a buyer can capture similar rental returns at meaningfully reduced acquisition cost. Prospective purchasers should request specific unit details and floor plans before committing, as corner units, end-of-corridor positions, and those featuring dual aspects typically command 8–12 percent premiums that may exceed the functional value delivered to end users.

What is the future supply pipeline in the Telok Blangah and South Core district, and how might it affect long-term values?

The Telok Blangah and broader South Core district has largely matured in terms of primary residential development, with most available sites already developed into tier-one projects, meaning the pipeline for new competing residential supply is effectively constrained by land scarcity and planning restrictions. The Urban Redevelopment Authority's long-term master plans for the precinct emphasise consolidation, heritage preservation, and mixed-use intensification rather than new-build residential expansion, suggesting that new apartment supply will remain negligible relative to existing stock. This scarcity dynamic supports established properties like this unit, as the absence of significant new supply flooding the local market preserves pricing discipline and rental demand stability, particularly for premium configurations that appeal to expatriate and investor cohorts. Buyers can anticipate that supply constraints in this precinct will underpin sustained demand and selective capital appreciation over the medium-to-long term, differentiating Telok Blangah from outer-ring districts where new projects continue to fragment market share and pricing power.

Reflections at Keppel Bay 3BR | S$3.6M | Telok Blangah