Artist's impression of Reflections @ Keppel Bay

CGrade

Resale Project Scorecard

Reflections @ Keppel Bay

D04 · HarbourFront, Telok Blangah · 99-year leasehold · completed 2011 · 1,129 units

Grade C, 5.01 out of 10, the 10th highest score among 24 resale condos in District 4.

How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.

TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →

Lease left, about: 79 yrs
Resales, 12 months to Oct 2026: 55
To Telok Blangah MRT: 410 m

Artist's impression: developer's sales brochure

Reflections @ Keppel Bay Score

C
Grade
Score out of 10: 5.01
Highest score among 24 resale condos in District 4: 10th

Below-average project with notable weaknesses. Standout strengths: MRT access, project size. Key weaknesses: schools, capital appreciation.

Project's Historical Performance25%2/10

Avg Ann. of -0.36% — bottom 11% within its 2011-era cohort. Weak capital appreciation, even when judged against vintage peers.

The district median is 2/10.

Primary School Effect20%3/10

1 primary school within 1km (Blangah Rise Primary School, 0.94km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.

The district median is 2/10.

Blangah Rise Primary School

Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →

Project Size16%8/10

1129 units — good project size supporting active resale market and adequate facilities.

The district median is 5/10.

MRT Proximity13%8/10

410 m from Telok Blangah MRT (CC28) — short walk to MRT, good transport convenience.

The district median is 7/10.

Rental Yield10%5/10

Rental yield of 3.35% — above-average income return.

The district median is 4/10.

Tenure10%7/10

99YR tenure — about 79 years remaining; some long-term decay exposure but not imminent.

The district median is 8/10.

Future Transformation6%6/10

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.

The district median is 5/10.

Scores updated October 2026. On the map →

Why Reflections @ Keppel Bay scores 5.01

Reflections @ Keppel Bay scores 5.01 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1974th of 2,350 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).

Factor	This condoReflections @ Keppel Bay	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	2/10	2/10	±0.00	26% of district
Primary School Effect20%	3/10	2/10	+0.20	57% of district
Project Size16%	8/10	5/10	+0.48	57% of district
MRT Proximity13%	8/10	7/10	+0.13	52% of district
Rental Yield10%	5/10	4/10	+0.10	61% of district
Tenure10%	7/10	8/10	−0.10	4% of district
Future Transformation6%	6/10	5/10	+0.06	78% of district

Medians are across the 24 scored resale projects in District 4 (HarbourFront, Telok Blangah). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Reflections @ Keppel Bay and a median-profile project (4.11). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

Reflections @ Keppel Bay Prices

By unit type at Reflections @ Keppel Bay

Unit type	Size	Sold for	Median PSF	Sales
2-bedroom1,098 sq ft	1,098 sq ft	$1.52M to $2.15M	$1,696 psf	14
3-bedroom1,550 sq ft	1,550 sq ft	$2.00M to $4.05M	$1,740 psf	36
4-bedroom2,745 sq ft	2,745 sq ft	$3.83M to $5.70M	$1,730 psf	4

Past transactions at Reflections @ Keppel Bay

Unit

55 resales, Nov 2025 to Oct 2026 · median $1,734 psf · $1,520,000 to $19,280,000 · 29 of the 51 with a purchase on record sold at a profit

								Sale
29 Sep 2026	1 Keppel Bay View	7	#07-02023BR · Blk 1	3BR	1,625	$1,870	$3,040,000	Resale
18 Sep 2026	29 Keppel Bay View	6	#06-85853BR · Blk 29	3BR	1,539	$1,741	$2,680,000	Resale
16 Sep 2026	31 Keppel Bay View	14	#14-92922BR · Blk 31	2BR	1,227	$1,752	$2,150,000	Resale
9 Sep 2026	23 Keppel Bay View	23	#23-73733BR · Blk 23	3BR	1,442	$1,699	$2,450,000	Resale
7 Sep 2026	5 Keppel Bay View	2	#02-15152BR · Blk 5	2BR	1,120	$1,626	$1,820,000	Resale
7 Sep 2026	15 Keppel Bay View	2	#02-55552BR · Blk 15	2BR	1,109	$1,826	$2,025,000	Resale
28 Aug 2026	1 Keppel Bay View	4	#04-07073BR · Blk 1	3BR	1,733	$1,645	$2,850,000	Resale
27 Aug 2026	25 Keppel Bay View	18	#18-78783BR · Blk 25	3BR	1,798	$1,669	$3,000,000	Resale
26 Aug 2026	33 Keppel Bay View	6	#06-96963BR · Blk 33	3BR	1,227	$1,630	$2,000,000	Resale
20 Aug 2026	23 Keppel Bay View	9	#09-73733BR · Blk 23	3BR	1,550	$1,652	$2,560,000	Resale

Median PSF by month

Reflections @ Keppel BayD4, all resale condos

Show as a table

Period	Sales	Median PSF	D4
Nov 2025	2	$1,684 psf	$1,818 psf
Dec 2025	6	$1,666 psf	$1,746 psf
Jan 2026	1	—	$1,974 psf
Feb 2026	—	—	$1,784 psf
Mar 2026	7	$1,809 psf	$1,832 psf
Apr 2026	6	$1,662 psf	$1,856 psf
May 2026	11	$1,848 psf	$1,865 psf
Jun 2026	7	$1,692 psf	$1,777 psf
Jul 2026	3	$1,654 psf	$1,770 psf
Aug 2026	6	$1,661 psf	$1,800 psf
Sep 2026	6	$1,747 psf	$1,786 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +0.1% a year, ranked 9 of 12 in D04 and 687 of 715 condos. See the most profitable condos in D04 →

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Reflections @ Keppel Bay Rent

Median rent a month: $5,700 to $13,500
Gross yield: 3.4% to 3.7%
Rental contracts: 347

Unit type	Median rent	Most rents	Gross yield	LetsContracts
2-bedroom	$5,700	$5,200 to $6,000	3.7%	127
3-bedroom	$8,600	$7,500 to $9,600	3.7%	173
4-bedroom	$13,500	$12,000 to $15,400	3.4%	47

Rental contracts at Reflections @ Keppel Bay

349 contracts, Sep 2025 to Aug 2026 · median $7,500 a month · $4,500 to $22,500

Month	Type	Size	Rent a month
Aug 2026	2BR	900 to 1,000 sq ft	$4,800
Aug 2026	2BR	900 to 1,000 sq ft	$5,000
Aug 2026	2BR	800 to 900 sq ft	$5,200
Aug 2026	2BR	900 to 1,000 sq ft	$5,200
Aug 2026	2BR	900 to 1,000 sq ft	$5,300
Aug 2026	2BR	1,000 to 1,100 sq ft	$5,400
Aug 2026	2BR	1,100 to 1,200 sq ft	$5,700
Aug 2026	2BR	1,000 to 1,100 sq ft	$5,900
Aug 2026	2BR	1,100 to 1,200 sq ft	$6,400
Aug 2026	2BR	1,200 to 1,300 sq ft	$6,400

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

Reflections @ Keppel Bay By stack

Highest, stack 67: $2,413 psf
Lowest, stack 07: $1,490 psf
Stacks with 2+ resales: 68

Stack	Median PSF	Size	Sold on	Sales
01	$1,625 psf	1,227 sq ft	Levels 4 to 6	2
02	$1,773 psf	1,658 sq ft	Levels 4 to 7	2
03	$1,683 psf	1,604 sq ft	Levels 2 to 8	4
04	$1,608 psf	1,055 sq ft	Levels 2 to 5	3
06	$1,693 psf	1,152 sq ft	Levels 7 to 8	2
07	$1,490 psf	1,712 sq ft	Levels 2 to 7	4
08	$1,640 psf	1,076 sq ft	Levels 1 to 8	5
09	$1,783 psf	1,679 sq ft	Levels 1 to 6	2

Show the other 60 stacks

Stack	Median PSF	Size	Sold on	Sales
10	$1,794 psf	1,609 sq ft	Levels 1 to 6	2
11	$1,667 psf	1,060 sq ft	Levels 4 to 8	4
12	$1,756 psf	1,905 sq ft	Levels 3 to 7	2
15	$1,630 psf	1,120 sq ft	Levels 1 to 8	7
16	$1,702 psf	1,615 sq ft	Levels 2 to 4	2
17	$1,755 psf	1,712 sq ft	Levels 2 to 8	2
18	$1,659 psf	1,076 sq ft	Levels 2 to 8	4
20	$1,762 psf	1,604 sq ft	Levels 4 to 8	2
21	$1,637 psf	1,130 sq ft	Levels 1 to 3	3
22	$1,615 psf	1,846 sq ft	Levels 5 to 8	2
24	$1,710 psf	1,690 sq ft	Levels 1 to 3	3
26	$1,587 psf	1,055 sq ft	Levels 2 to 5	2
30	$1,580 psf	1,313 sq ft	Levels 1 to 6	4
32	$1,842 psf	1,582 sq ft	Levels 2 to 5	2
33	$1,725 psf	2,551 sq ft	Levels 1 to 7	2
34	$1,654 psf	1,744 sq ft	Levels 1 to 5	3
35	$1,706 psf	1,378 sq ft	Levels 1 to 5	3
36	$1,659 psf	1,206 sq ft	Levels 2 to 6	3
38	$2,193 psf	3,283 sq ft	Levels 3 to 6	3
39	$2,261 psf	3,385 sq ft	Levels 4 to 5	2
40	$1,869 psf	2,944 sq ft	Levels 3 to 4	2
42	$1,737 psf	1,674 sq ft	Levels 1 to 6	2
43	$1,794 psf	1,712 sq ft	Levels 3 to 4	2
47	$1,694 psf	1,206 sq ft	Levels 1 to 4	2
52	$1,721 psf	1,055 sq ft	Levels 2 to 6	2
53	$2,022 psf	1,615 sq ft	Levels 3 to 4	2
54	$2,006 psf	1,728 sq ft	Levels 5 to 6	2
55	$1,709 psf	1,109 sq ft	Levels 2 to 6	3
58	$1,603 psf	3,993 sq ft	Levels 1 to 4	3
59	$1,653 psf	1,120 sq ft	Levels 1 to 3	3
60	$1,942 psf	1,615 sq ft	Levels 2 to 6	2
67	$2,413 psf	5,054 sq ft	Levels 4 to 6	2
71	$1,695 psf	2,304 sq ft	Levels 5 to 37	8
72	$1,680 psf	1,410 sq ft	Levels 4 to 30	6
73	$1,699 psf	1,496 sq ft	Levels 9 to 35	11
74	$1,774 psf	990 sq ft	Levels 7 to 28	5
75	$1,653 psf	1,270 sq ft	Levels 6 to 7	3
76	$1,727 psf	915 sq ft	Levels 6 to 20	5
77	$1,921 psf	1,168 sq ft	Levels 5 to 9	2
78	$1,923 psf	1,319 sq ft	Levels 5 to 23	6
79	$1,700 psf	1,281 sq ft	Levels 3 to 13	5
80	$1,699 psf	1,249 sq ft	Levels 5 to 12	2
81	$1,802 psf	1,405 sq ft	Levels 6 to 18	6
82	$1,890 psf	1,302 sq ft	Levels 4 to 20	8
83	$1,869 psf	1,722 sq ft	Levels 6 to 23	5
84	$1,711 psf	1,259 sq ft	Levels 3 to 13	6
85	$1,676 psf	1,539 sq ft	Levels 3 to 26	9
86	$1,738 psf	1,012 sq ft	Levels 7 to 21	4
87	$1,950 psf	1,195 sq ft	Levels 5 to 37	13
88	$2,115 psf	2,422 sq ft	Levels 7 to 37	4
89	$1,941 psf	840 sq ft	Levels 4 to 13	5
90	$1,661 psf	1,722 sq ft	Levels 5 to 23	7
91	$1,743 psf	1,071 sq ft	Levels 3 to 20	6
92	$1,699 psf	1,351 sq ft	Levels 4 to 18	6
93	$1,811 psf	856 sq ft	Levels 4 to 13	4
94	$1,721 psf	958 sq ft	Levels 5 to 26	7
95	$1,645 psf	1,550 sq ft	Levels 3 to 33	9
96	$1,974 psf	1,206 sq ft	Levels 5 to 36	8
97	$1,524 psf	1,572 sq ft	Levels 6 to 7	2
98	$1,808 psf	2,465 sq ft	Levels 6 to 40	9

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

Reflections @ Keppel Bay Notes

How these numbers are worked out

Grade C places Reflections @ Keppel Bay in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
PSF against the district: $1,734 psf at Reflections @ Keppel Bay against $1,820 psf across District 4, medians over 12 months.
MRT distance is a straight line on the map; the walking route is longer.
Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,707 psf). A specific unit's value depends on floor, size, facing and condition.
By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (21 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
Factor bars: the black mark on each bar is the district median.
Score: seven weighted factors. Methodology published.

What the score cannot tell you

RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 55 resale caveats at Reflections @ Keppel Bay ranged from $1,501 psf to $2,329 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2011, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
The nearest MRT is Telok Blangah MRT (CC28), 410 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the one primary school within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Reflections @ Keppel Bay for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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Reflections @ Keppel Bay Key facts

District: D4, HarbourFront, Telok Blangah
Tenure: 99-year leasehold
Lease left: About 79 years
Completed: 2011
Total units: 1,129

Reflections @ Keppel Bay Nearby

MRT and LRT (4)

Telok Blangah (CC28)410 m
HarbourFront (NE1 / CC29)720 m
Labrador Park (CC27)1.0 km
Keppel (CC30)1.7 km

Primary schools within 1 km (1)

Blangah Rise Primary SchoolWithin 1 km (OneMap, 8 of 17 blocks) · 91 Telok Blangah Heights950 m

Bus stops (5)

Bef Seah Im RdTelok Blangah RdBuses 10, 30, 57, 61, 93, 97, 100, 124, 131, 143, 145, 166, 188, 963130 m
Opp Hotel Faber PkTelok Blangah RdBuses 10, 30, 57, 61, 93, 97, 100, 124, 131, 143, 145, 166, 188, 963230 m
Hotel Faber PkTelok Blangah RdBuses 10, 30, 57, 61, 93, 97, 100, 124, 131, 143, 145, 166, 188, 963240 m
Caribbean at Keppel BayTelok Blangah RdBuses 10, 30, 57, 61, 93, 97, 100, 124, 131, 143, 145, 166, 188, 963280 m
Telok Blangah StnTelok Blangah RdBuses 10, 30, 57, 61, 93, 97, 97e, 100, 120, 143, 166, 176, 188, 963400 m

Secondary schools (5)

CHIJ St. Theresa's Convent160 Lower Delta Road1.2 km
Bukit Merah Secondary School10 Lengkok Bahru2.0 km
Gan Eng Seng School1 Henderson Road2.5 km
Crescent Girls' School357 Tanglin Road2.8 km
Queenstown Secondary School1 Strathmore Road2.8 km

Childcare (5)

Little Seeds Preschool63 Wishart Road160 m
Learning Seeds Child Development Centre Pte.LTD3 Bukit Chermin Road190 m
PCF Sparkletots Preschool @ Telok Blangah Blk 4444 Telok Blangah Drive, #01-19/51450 m
Kiddiwinkie Schoolhouse3 Harbourfront Place, #02-01/04, Harbourfront Tower Two630 m
PCF Sparkletots Preschool @ Telok Blangah Blk 78A78A Telok Blangah Street 32 #03-01720 m

Straight-line distances from the nearest block of Reflections @ Keppel Bay, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of Reflections @ Keppel Bay, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Reflections @ Keppel Bay Similar condos

All 24 in District 4 →

Live on PropertyGuruSee Reflections @ Keppel Bay listings for sale Ask TRIBE on WhatsApp

Reflections @ Keppel Bay Questions

What does Reflections @ Keppel Bay's RPS grade say — and not say — in 2026?

Reflections @ Keppel Bay scores 5.01/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1974th of 2,350 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 is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Reflections @ Keppel Bay score Grade C, and what would move it?

A District 4 (HarbourFront, Telok Blangah) project sitting at the district median on all seven factors would score 4.11; Reflections @ Keppel Bay scores 5.01, 0.90 points above it. It gains most from Project Size (8/10 against a median of 5, +0.48), Primary School Effect (3/10 against a median of 2, +0.20) and MRT Proximity (8/10 against a median of 7, +0.13). It gives up most on Tenure (7/10 against a median of 8, −0.10). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Reflections @ Keppel Bay?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 55 resale transactions at Reflections @ Keppel Bay, at a median of $1,734 psf and a median price of $2.68M (range $1,501 psf to $2,329 psf). The median PSF is up 1.6% on the previous 12 months (Nov 2024 – Oct 2025, $1,707 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at Reflections @ Keppel Bay cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 2-bedroom units of about 1,098 sq ft sold for $1.52M to $2.15M (14 sales), 3-bedroom units of about 1,550 sq ft sold for $2.00M to $4.05M (36 sales) and 4-bedroom units of about 2,745 sq ft sold for $3.83M to $5.70M (4 sales) at Reflections @ Keppel Bay. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at Reflections @ Keppel Bay, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 2-bedroom units let at a median of $5,700 a month (127 contracts, about 3.7% gross yield), 3-bedroom units let at a median of $8,600 a month (173 contracts, about 3.7% gross yield) and 4-bedroom units let at a median of $13,500 a month (47 contracts, about 3.4% gross yield) at Reflections @ Keppel Bay, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is Reflections @ Keppel Bay from the nearest MRT station?

Reflections @ Keppel Bay is about 410 m 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 (10 vs 7) and Project's Historical Performance (3 vs 2).

Which primary schools are within 1km of Reflections @ Keppel Bay?

One primary school is within 1km of Reflections @ Keppel Bay on OneMap's School Query, measured from the development's nearest block: Blangah Rise Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. 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, was completed in 2011 and has 1,129 units. 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%.