RPS · Resale Project Scorecard
Corals @ Keppel Bay — Grade C
RPS score 4.75/10 · D04 · Harbourfront, Telok Blangah · 366 units · scored across 7 weighted factors — methodology published.
99YR · Keppel Land · TOP 2016
Below-average project with notable weaknesses. Standout strengths: MRT access, project size. Key weaknesses: schools, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 2/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 4/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 5/10
Avg Ann. of -0.10% — bottom 17% within its 2016-era cohort. Weak capital appreciation, even when judged against vintage peers.
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
366 units — good project size supporting active resale market and adequate facilities.
0.57km from Harbourfront Mrt Stn (NE1 / CC29) — short walk to MRT, good transport convenience.
Rental yield of 3.19% — below-average income return.
99YR tenure — about 80 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Telok Blangah precinct at 1.07km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
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The verdict· Scores updated September 2026
Corals @ Keppel Bay scores 4.75 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 2073rd of 2,357 resale condos scored in Singapore and 13th of 24 in District 4 (Harbourfront, Telok Blangah). Its strongest factors are Project Size (8/10) and MRT Proximity (8/10); its weakest is Primary School Effect (2/10). Below-average project with notable weaknesses. Standout strengths: MRT access, project size. Key weaknesses: schools, capital appreciation.
See all 24 scored condos in District 4 (Harbourfront, Telok Blangah) →
RPS · Resale Project Scorecard
Recent resale transactions at Corals @ Keppel Bay
12 months to September 2026 (Oct 2025 – Sep 2026): 10 resale transactions, median $2,091 psf, median price $2.15M. Median PSF is up 2.0% on the previous 12 months (Oct 2024 – Sep 2025, $2,049 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,991 psf | $1.80M |
| Jan–Mar 2026 | 4 | $2,085 psf | $2.05M |
| Apr–Jun 2026 | 2 | $2,081 psf | $2.24M |
| Jul–Sep 2026 | 3 | $2,104 psf | $2.65M |
| 12-month total | 10 | $2,091 psf | $2.15M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Corals @ Keppel Bay: frequently asked questions
Answers generated from the scorecard data — RPS rank 2073rd of 2,357, scores updated September 2026.
- Is Corals @ Keppel Bay a good buy in 2026?
- Corals @ Keppel Bay scores 4.75/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 2073rd of 2,357 Singapore resale condos and 13th of 24 in District 4 (Harbourfront, Telok Blangah). Below-average project with notable weaknesses. Standout strengths: MRT access, project size. Key weaknesses: schools, capital appreciation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Corals @ Keppel Bay?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 10 resale transactions at Corals @ Keppel Bay, at a median of $2,091 psf and a median price of $2.15M (range $1,797 psf to $2,248 psf). The median PSF is up 2.0% on the previous 12 months (Oct 2024 – Sep 2025, $2,049 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Corals @ Keppel Bay from the nearest MRT station?
- Corals @ Keppel Bay is about 570m from Harbourfront MRT (NE1 / CC29), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Corals @ Keppel Bay compare with The Foresta @ Mount Faber?
- The Foresta @ Mount Faber is the project scored next to Corals @ Keppel Bay on the District 4 ranking: 4.81 (Grade C) against Corals @ Keppel Bay's 4.75 (Grade C). Corals @ Keppel Bay scores higher on Project Size (8 vs 5); The Foresta @ Mount Faber scores higher on Tenure (8 vs 10) and Primary School Effect (2 vs 3).
- What is the tenure of Corals @ Keppel Bay, and how big is the project?
- Corals @ Keppel Bay is 99-year leasehold, completed in 2016, has 366 units, developed by Keppel Land. 99YR tenure — about 80 years remaining — no near-term decay concern. 366 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Corals @ Keppel Bay in Harbourfront, Telok Blangah
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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