RPS · Resale Project Scorecard
Reflections @ Keppel Bay — Grade C
RPS score 5.01/10 · D04 · Harbourfront, Telok Blangah · 1,129 units · scored across 7 weighted factors — methodology published.
99YR · Keppel Land · TOP 2011
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
- 3/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 6/10
Avg Ann. of -0.36% — bottom 11% within its 2011-era cohort. Weak capital appreciation, even when judged against vintage peers.
1 primary school within 1km (BLANGAH RISE PRIMARY SCHOOL, 1.02km away). Adequate but narrow school optionality.
1129 units — good project size supporting active resale market and adequate facilities.
0.59km from Telok Blangah Mrt Stn (CC28) — short walk to MRT, good transport convenience.
Rental yield of 3.35% — above-average income return.
99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent.
Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Telok Blangah precinct at 0.53km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Blangah RISE Primary School.
See live Reflections @ Keppel Bay listings for sale on PropertyGuru →
The verdict· Scores updated September 2026
Reflections @ Keppel Bay scores 5.01 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1914th of 2,357 resale condos scored in Singapore and 10th of 24 in District 4 (Harbourfront, Telok Blangah). Its strongest factors are Project Size (8/10) and MRT Proximity (8/10); its weakest is Project's Historical Performance (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 Reflections @ Keppel Bay
12 months to September 2026 (Oct 2025 – Sep 2026): 56 resale transactions, median $1,692 psf, median price $2.73M. Median PSF is down 1.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,722 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 15 | $1,653 psf | $2.17M |
| Jan–Mar 2026 | 8 | $1,821 psf | $2.52M |
| Apr–Jun 2026 | 24 | $1,747 psf | $2.93M |
| Jul–Sep 2026 | 9 | $1,654 psf | $3.00M |
| 12-month total | 56 | $1,692 psf | $2.73M |
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.
Reflections @ Keppel Bay: frequently asked questions
Answers generated from the scorecard data — RPS rank 1914th of 2,357, scores updated September 2026.
- Is Reflections @ Keppel Bay a good buy in 2026?
- Reflections @ Keppel Bay scores 5.01/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1914th of 2,357 Singapore resale condos and 10th 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 Reflections @ Keppel Bay?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 56 resale transactions at Reflections @ Keppel Bay, at a median of $1,692 psf and a median price of $2.73M (range $1,501 psf to $2,329 psf). The median PSF is down 1.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,722 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Reflections @ Keppel Bay from the nearest MRT station?
- Reflections @ Keppel Bay is about 590m from Telok Blangah MRT (CC28), 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 Reflections @ Keppel Bay compare with Skyline Residences?
- Skyline Residences is the project scored next to Reflections @ Keppel Bay on the District 4 ranking: 5.59 (Grade B) against Reflections @ Keppel Bay's 5.01 (Grade C). Reflections @ Keppel Bay scores higher on Rental Yield (5 vs 4); Skyline Residences scores higher on Tenure (7 vs 10) and Project's Historical Performance (2 vs 3).
- Which primary schools are within 1km of Reflections @ Keppel Bay?
- One primary school is within 1km of Reflections @ Keppel Bay: Blangah RISE Primary School. 1 primary school within 1km (BLANGAH RISE PRIMARY SCHOOL, 1.02km away). Adequate but narrow school optionality. Reflections @ Keppel Bay scores 3/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Reflections @ Keppel Bay, and how big is the project?
- Reflections @ Keppel Bay is 99-year leasehold, completed in 2011, has 1,129 units, developed by Keppel Land. 99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent. 1129 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 Reflections @ 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.
Free condo report
Email me this condo's report
Get the full report on Reflections @ Keppel Bay — PSF trends, rival comparison, and our verdict — in your inbox.