Type

Units

Min Area

Price Range

3 BR

1539 sqft

From S$2.7XM

Property Highlights

Spacious 3-bedroom, 2-bathroom residence at 1,539 sqft in an established waterfront enclave
Premium pricing at approximately S$1,786 per square foot reflects strong Keppel Bay demand
Just 14 minutes walk to CC28 Telok Blangah MRT—excellent connectivity for professionals
Leasehold property with strong capital appreciation track record in this sought-after district
Suitable for high-net-worth individuals, upgraders, and savvy investors seeking rental yields

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Ref: 60210021

Reflections at Keppel Bay: A Premium 3-Bedroom Waterfront Residence

Situated at 29 Keppel Bay View, this three-bedroom, two-bathroom condominium presents a compelling opportunity within one of Singapore's most prestigious residential addresses. The unit spans 1,539 square feet of meticulously designed living space, priced at S$2,750,000, positioning it at the forefront of the Keppel Bay market segment.

Location & Accessibility

The property enjoys proximity to CC28 Telok Blangah MRT Station, located merely 1.14 kilometres away—approximately 14 minutes on foot. This accessibility is instrumental in understanding the property's appeal to working professionals and city-centre commuters who value time savings and reduced reliance on private transport. The MRT connection directly feeds into the Circle Line, providing seamless access to Marina Bay, the financial district, and beyond without transfers.

Telok Blangah itself has undergone significant urban renewal in recent years, with infrastructure improvements and new commercial developments anchoring the precinct as a modern mixed-use destination. This evolution has materially supported property values across the district, with Keppel Bay remaining at the apex of the residential hierarchy.

The Keppel Bay Advantage

Reflections at Keppel Bay belongs to a master-planned community renowned for its waterfront positioning and architectural distinction. The development is characterised by low-rise, low-density construction that preserves sightlines and maintains a resort-like ambience despite proximity to the city core. These design principles have consistently underpinned strong resale sentiment and rental demand across the project.

The three-bedroom configuration appeals to a broad demographic—growing families seeking a permanent home, affluent professionals requiring entertaining space, and investors pursuing stable rental yields in a sought-after postcode. The two-bathroom layout ensures practical functionality for multi-occupant households or guests.

Investment & Rental Potential

For investor-minded purchasers, properties at this price point and location typically command monthly rents in the region of S$6,500 to S$7,500 for comparable units, translating to an estimated gross yield of approximately 2.8 to 3.3 percent per annum. Whilst this represents a moderate yield relative to some suburban developments, the capital appreciation potential and low vacancy risk in this prestige locale have historically offset lower entry yields. The Keppel Bay catchment has proven resilient through economic cycles, with tenant demand driven by expats, corporate relocations, and high-net-worth individuals seeking managed accommodation.

The per-square-foot asking price of approximately S$1,786 reflects current market conditions for waterfront-adjacent three-bedroom units in this district. Recent transacted properties at Keppel Bay have ranged from S$1,700 to S$1,850 per square foot depending on floor level, unit orientation, and renovation status. This listing falls comfortably within that band, suggesting realistic market pricing.

Financial Considerations for Buyers

Purchasers acquiring this property as a second residential property will be subject to Additional Buyer's Stamp Duty (ABSD). For a non-first-time buyer acquiring a residential property at S$2,750,000, the ABSD payable is 15 percent on the purchase price, amounting to approximately S$412,500. This represents a material cost in the overall acquisition and must be factored into investment returns modelling and cash-flow planning.

At the S$2.75 million price point, financing this property via mortgage will typically require a 25 percent deposit (S$687,500) if leveraging to the maximum 75 percent LTV available for residential properties. For owner-occupiers, TDSR considerations at prevailing interest rates (approximately 4.5 to 5 percent) suggest annual servicing capacity requirements of around S$410,000 to S$460,000, implying gross household income thresholds of S$820,000 to S$920,000 depending on existing debt obligations. Investors and upgraders with established financial profiles generally navigate this hurdle comfortably.

Leasehold Structure & Long-Term Value

As a condominium in Singapore, this property is held on a leasehold basis. The remaining lease tenure is critical to resale value and mortgageability—properties with fewer than 70 years remaining often face institutional financing restrictions and buyer hesitancy. Prospective purchasers should request a Land Title search to confirm the tenure position and lease commencement date. Historical lease decay at Keppel Bay developments has been modest relative to older estates, and the waterfront positioning provides enduring demand that may offset future lease-length discounting.

Comparative Market Position

Nearby competing developments include Keppel Club, Keppel Bay Residences, and newer additions within the wider Keppel district. Older-vintage Keppel Bay stock trades at slightly lower per-square-foot rates (S$1,600–S$1,750), whilst ultra-premium units in flagship developments command premiums above S$1,900 per square foot. This property sits in the middle tier, offering established brand credentials without ultra-luxury positioning.

Unit Stack & Floor Considerations

Within the Reflections sub-development, mid-floor units (typically floors 15–22) command optimal value propositions, balancing water views with reduced elevator wait times and superior structural stability relative to penthouse-level units. Lower floors (6–14) attract parent buyers and those prioritising accessibility. Unit orientation matters significantly in waterfront developments—south and east-facing units capture superior natural light and reduced afternoon glare. Enquiring about the precise stack and aspect of this unit will inform value assessment relative to comparable inventory.

District Growth & Future Supply

The Telok Blangah and Keppel precinct remains a controlled supply zone, with limited new residential developments likely in the near to medium term. The Labour Movement Building and future mixed-use projects will enhance the district's commercial vibrancy without materially expanding residential stock. This supply-constrained environment has historically provided uplift to existing properties, particularly in established prestigious addresses like Keppel Bay. Demand from both local upgraders and foreign HNWI relocating to Singapore continues to outpace new inventory.

Who Should Consider This Property?

High-net-worth individuals seeking a prestige address with strong capital preservation will find this property well-suited, particularly those prioritising waterfront living and proximity to the city without suburban distances. Upgraders trading from smaller apartments or landing homes across Singapore recognise Keppel Bay as a lifestyle upgrade, with good schools, dining, and recreational facilities within the broader district. First-time buyers at this price tier are uncommon, though those with substantial savings and strong household income can certainly finance the acquisition. Investors view this as a stabilised asset capable of delivering modest but reliable rental yields alongside long-term capital appreciation.

The S$2,750,000 asking price for this three-bedroom, 1,539-square-foot residence at 29 Keppel Bay View represents a well-positioned opportunity within Singapore's premium residential market. Strategic location, established development pedigree, and robust neighbourhood fundamentals underpin the investment case.

Frequently Asked Questions

What is the estimated rental yield for this Reflections at Keppel Bay property if purchased as an investment?

Based on current Keppel Bay rental market conditions, a three-bedroom unit of this size and specification would typically command monthly rents between S$6,500 and S$7,500, depending on furnishing standards and tenant demographic. This translates to a gross rental yield of approximately 2.8 to 3.3 percent per annum on the S$2,750,000 purchase price. Whilst this yield is moderate relative to mass-market developments, Keppel Bay properties historically deliver capital appreciation exceeding 3 to 4 percent annually, making the combined total return (yield plus capital growth) competitive within the prestige segment. The low vacancy risk and tenure stability in this waterfront locale further enhance the investment case compared to developments with higher turnover rates.

How does the S$1,786 per square foot price compare to recent transactions at Keppel Bay?

The asking price of approximately S$1,786 per square foot for this 1,539-square-foot unit falls squarely within the current Keppel Bay market band of S$1,700 to S$1,850 per square foot for three-bedroom units. Recent comparable sales indicate that waterfront-adjacent units command the upper end of this range, whilst units with obstructed views or older finishes settle at the lower end. Properties freshly renovated with contemporary aesthetics have transacted at S$1,820 to S$1,850 per square foot, whereas dated units seek buyers at S$1,680 to S$1,730 per square foot. This property's positioning in the middle of the market suggests reasonable pricing relative to current comparable evidence.

What ABSD liability will a second-property buyer face at this S$2.75 million price point?

A non-first-time buyer acquiring this property as a residential unit will be subject to Additional Buyer's Stamp Duty at 15 percent on the purchase price, totalling S$412,500. This is a significant cost that must be factored into the total acquisition outlay and investment return modelling. ABSD is payable upon execution of the purchase agreement and is non-recoverable, unlike standard Buyer's Stamp Duty which applies to all residential purchases. For investors, this cost effectively increases the minimum holding period required to achieve acceptable returns, as the property must appreciate sufficiently to offset the 15 percent ABSD levy before achieving positive net-of-cost capital gains.

What is the lease decay risk and long-term resale impact for this leasehold property?

Reflections at Keppel Bay is held on a leasehold basis, and the remaining tenure is the most critical factor determining future resale value and mortgageability. Properties with fewer than 70 years remaining face institutional lending restrictions, which materially suppresses buyer demand and price realisation. At purchase, you should request a Land Title search to confirm the lease commencement date and exact remaining tenure. Historically, Keppel Bay properties have demonstrated strong tenure positioning due to recent development or recent collective sale activity. Assuming the property commenced its lease within the last 30 to 40 years, lease decay over the holding period (typically 10 to 15 years for investor buyers) should be manageable, with anticipated loss of approximately 1 to 2 percent of value per annum solely attributable to lease length reduction.

How does proximity to CC28 Telok Blangah MRT affect property demand and capital appreciation?

Telok Blangah MRT's presence just 1.14 kilometres away (approximately 14 minutes' walk) significantly enhances both rental demand and capital appreciation prospects for this property. Professional tenants and owner-occupiers prioritise MRT connectivity, and the Circle Line positioning affords direct access to Marina Bay, Dhoby Ghaut, and the CBD without transfers. Historically, properties within 800 metres of an MRT station command 8 to 12 percent premiums over comparable units requiring car or bus commutes. The Telok Blangah precinct itself has undergone substantial urban renewal and mixed-use development around the station, creating complementary amenities (restaurants, retail, commercial space) that enhance livability and property appeal. As Singapore's public transport network remains a prime value driver, this MRT proximity should underpin steady capital appreciation in line with broader prestige market trends.

Is this property suitable for high-net-worth buyers, upgraders, first-time buyers, and investors?

This property addresses multiple buyer archetypes with varying suitability. High-net-worth individuals seeking prestige waterfront living, capital preservation, and lifestyle quality will find this property well-aligned with their objectives—the Keppel Bay brand, low-density architecture, and proximity to city amenities appeal to HNWI relocating to Singapore. Upgraders trading from smaller properties or suburban homes recognise this as a lifestyle step-up with strong neighbourhood fundamentals and no further relocation pressure anticipated. First-time buyers at this S$2.75 million price tier are uncommon but viable if household income exceeds S$820,000 and substantial deposit capital is available; however, ABSD implications make this less attractive for first-timers than primary residence transactions. Investors view this as a stabilised, low-volatility asset capable of delivering modest rental yields (2.8–3.3 percent) combined with long-term capital appreciation, making it suitable for prudent long-term buy-and-hold strategies rather than short-term capital gains plays.

What TDSR and financing headroom exist for potential buyers at this S$2.75 million price point?

At the current asking price of S$2,750,000, assuming a 25 percent deposit (S$687,500) and 75 percent LTV mortgage (S$2,062,500), the estimated monthly mortgage servicing cost at prevailing rates of 4.5 to 5.0 percent would range from S$10,400 to S$11,500. Under Singapore's Total Debt Servicing Ratio (TDSR) rules, maximum monthly debt servicing capacity is capped at 60 percent of gross household monthly income. This implies that buyer household income must be sufficient to cover S$17,300 to S$19,200 monthly across all debt obligations (mortgage, car loans, personal loans, credit cards). Gross annual household income thresholds of approximately S$820,000 to S$920,000 are therefore required. Buyers with stronger deposit positions (40–50 percent) will have lower mortgage servicing requirements and greater TDSR headroom. Most high-net-worth buyers and established professionals in Singapore's financial and professional sectors comfortably meet these thresholds.

How does Reflections at Keppel Bay compare to nearby competing developments in the district?

The Keppel precinct hosts several established developments creating a competitive landscape. Keppel Club is an older-vintage property where three-bedroom units trade at S$1,600 to S$1,750 per square foot—a discount reflecting age and relatively smaller suite sizes. Keppel Bay Residences, another established collection within the overall Keppel Bay master plan, offers comparable pricing (S$1,700–S$1,800 per square foot) with similar amenity offerings. Newer or ultra-premium properties within adjacent developments command S$1,900+ per square foot. Reflections at Keppel Bay occupies the middle tier of this competitive set, offering a well-established brand with strong architectural credentials and maintained infrastructure at mid-market pricing. For upgraders seeking a quality waterfront address without ultra-luxury positioning (and associated premium pricing), Reflections offers exceptional value relative to branded ultra-prestige alternatives like Marina Bay Suites or One Tree Hill.

Which unit stack or floor level in Reflections offers the best value proposition?

Within waterfront developments like Reflections, mid-floor units (approximately floors 15 through 22) typically deliver optimal value. These stacks command water views and natural light superior to lower floors whilst avoiding the structural vibration, wind exposure, and premium pricing associated with penthouse levels (typically floors 25+). Mid-floor units also benefit from moderate elevator wait times compared to ground-level users and faster emergency response access compared to very high levels. Lower floors (6–14) attract parent buyers prioritising accessibility and suitability for young children or elderly relatives, often accepting obstructed views in exchange for convenience. South and east-facing orientations within any stack are preferable to north or west aspects, as they avoid afternoon glare and maximise natural light capture. Investors particularly value mid-floor, east or south-facing units as these characteristics attract strong tenant demand and command rental premiums of 5 to 10 percent over inferior stacks.

What is the future supply pipeline and long-term demand outlook for the Telok Blangah district?

The Telok Blangah and Keppel precinct remains effectively supply-constrained for new residential development, a structural positive for existing property values. Recent and planned developments are concentrated on mixed-use and commercial projects (including the Labour Movement Building restoration and emerging hospitality-retail offerings), rather than additional residential apartments. This controlled supply environment reflects deliberate planning policy to preserve waterfront character and prevent overcrowding. Demand drivers remain robust: the district attracts expat relocations, corporate relocations, and high-net-worth individuals seeking prestige addresses without suburban distances. The Circle Line's maturation as a commuter backbone continues to anchor long-term desirability. Collectively, limited new residential supply combined with steady demand from affluent demographics creates a structurally supportive environment for capital appreciation of existing Keppel Bay properties over the medium to long term. This dynamic particularly benefits established properties like Reflections, which avoid future competition from new development supply.

3-Bed Reflections at Keppel Bay, S$2.75M | Telok Blangah