Reflections at Keppel Bay
Reflections at Keppel Bay is a condominium in District 4 (HarbourFront / Sentosa), in the Core Central Region. In the 12 months to August 2026, the median price was S$1,691 psf from 61 sales.
At a glance
- District
- District 4 (HarbourFront / Sentosa)
- Region
- Core Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 2006, about 79 years left
- Completed
- 2011, about 15 years old
What the prices say
The median home in Reflections at Keppel Bay sold for S$2,750,000: the middle of 61 sales in the 12 months to August 2026.
That is the same as the middle condo project in District 4 (HarbourFront / Sentosa) (S$1,699 psf, across 20 projects). By price per square foot it ranks 6th of the 11 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,620 psf in 2021 (110 sales) and S$1,743 psf in 2026 so far (41 sales), up about 8%. The highest year in the record was 2023 at S$1,746 psf.
Higher floors sold for more here: floor 21 and above at S$1,777 psf against S$1,683 psf on floors 1 to 5, about 6% more per square foot (24 months).
By unit size (24 months): 600 to 899 sq ft at S$1,847 psf, 900 to 1,199 sq ft at S$1,721 psf, 1,200 to 1,499 sq ft at S$1,722 psf and 1,500 sq ft and over at S$1,683 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 4 (HarbourFront / Sentosa) whose median over the last 12 months is closest to Reflections at Keppel Bay's S$1,691 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,687 psf, the same as Reflections at Keppel Bay.
| Project | Median price per sq ft | Sales |
|---|---|---|
| Reflections at Keppel Bay | S$1,691 psf | 61 |
| The Oceanfront @ Sentosa Cove | S$1,687 psf | 16 |
| The Interlace | S$1,706 psf | 33 |
| The Pearl @ Mount Faber | S$1,545 psf | 6 |
What sells here
61 homes sold in the last 12 months, down from 67 in the 12 months before.
The most common size was 1,500 sq ft and over, with 59 of the 128 sales in the last 24 months, close to half.
None of the 128 sales in the last 24 months were first sales of new units: all 128 were resales.
The first new sale in our records was in April 2007.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$7,500 a month (318 contracts). That is the same as the district's S$7,500.
Over the 24 months the median rent was S$7,500 (639 contracts), the same as the latest 12 months.
By bedrooms: 2 bedrooms S$5,700 (116), 3 bedrooms S$8,600 (159) and 4 or more bedrooms S$14,000 (41). The figure in brackets is the number of contracts.
Setting rent against price for 1,500 sq ft and over homes (153 rentals and 34 resale or sub-sale transactions) gives a gross yield estimate of 3.7%: a median rent of S$9,800 a month against a median price of S$3,150,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Across 3 size ranges the estimate runs from 3.6% to 3.8%.
900 to 1,199 sq ft: 3.8% (rent S$5,800 a month, price S$1,840,000) and 1,200 to 1,499 sq ft: 3.6% (rent S$6,825 a month, price S$2,285,444).
Age and lease
7 other projects in District 4 (HarbourFront / Sentosa) were completed within 5 years of Reflections at Keppel Bay and have a price. Their middle price was S$1,687 psf, the same as Reflections at Keppel Bay.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Reflections at Keppel Bay. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Reflections at Keppel Bay?
S$1,691 psf in the 12 months to August 2026, from 61 sales. For the median home that is S$2,750,000.
How many homes sold in Reflections at Keppel Bay?
61 in the last 12 months and 128 in the last 24 months, across all sale types.
What do homes in Reflections at Keppel Bay rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$7,500 a month, from 318 contracts.
What is the rental yield in Reflections at Keppel Bay?
Between 3.6% and 3.8% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Reflections at Keppel Bay?
It is a 99-year lease from 2006, which leaves about 79 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,691 psf | S$2,750,000 | 61 |
| Last 24 months | S$1,712 psf | S$2,500,000 | 128 |
| Last 5 years | S$1,717 psf | S$2,350,000 | 334 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,620 psf | 110 |
| 2022 | S$1,700 psf | 79 |
| 2023 | S$1,746 psf | 52 |
| 2024 | S$1,746 psf | 57 |
| 2025 | S$1,702 psf | 66 |
| 2026 (to August) | S$1,743 psf | 41 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,683 psf | 55 |
| Floors 6 to 10 | S$1,700 psf | 31 |
| Floors 11 to 15 | S$1,681 psf | 9 |
| Floors 16 to 20 | S$1,713 psf | 12 |
| Floor 21 and above | S$1,777 psf | 21 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 600 to 899 sq ft | S$1,847 psf | 5 |
| 900 to 1,199 sq ft | S$1,721 psf | 39 |
| 1,200 to 1,499 sq ft | S$1,722 psf | 25 |
| 1,500 sq ft and over | S$1,683 psf | 59 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Reflections at Keppel Bay, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$7,500 a month | 318 |
| Last 24 months | S$7,500 a month | 639 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 2 | Under 5 contracts |
| 2 bedrooms | S$5,700 a month | 116 | S$5,800 a month |
| 3 bedrooms | S$8,600 a month | 159 | S$8,500 a month |
| 4 or more bedrooms | S$14,000 a month | 41 | S$14,100 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 4 (HarbourFront / Sentosa)
- Rents for every district, by size
- Rent against price for Reflections at Keppel Bay, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Reflections at Keppel Bay, with a likely range and the recent sales behind it. Sign in is free.
Open Reflections at Keppel Bay in Condo AtlasOther condos in District 4 (HarbourFront / Sentosa)
- Seven Palms Sentosa Cove
- Skyline Residences
- Telok Blangah House
- Teresa Ville
- The Azure
- The Berth by the Cove
- The Coast at Sentosa Cove
- The Foresta @ Mount Faber
- The Interlace
- The Oceanfront @ Sentosa Cove
- The Pearl @ Mount Faber
- The Reef at King'S Dock
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.