Resale Project Scorecard
The Reef at King's Dock
D04 · HarbourFront, Telok Blangah · 99-year leasehold · completed 2024 · 429 units
Grade B, 6.52 out of 10, the 2nd 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
- 94 yrs
- Resales, 12 months to Oct 2026
- 25
- To HarbourFront MRT
- 300 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Reef at King's Dock Score
- B
- Grade
- Score out of 10
- 6.52
- Highest score among 24 resale condos in District 4
- 2nd
Solid, middle-of-the-pack project. Standout strengths: MRT access, tenure. Key weaknesses: schools.
Project's Historical Performance25%7/10
Avg Ann. of +1.96% — near-median performance within its 2024-era cohort (66th percentile).
The district median is 2/10.
Primary School Effect20%2/10
Nearest primary school is Radin Mas Primary School at 1.14km — just past the 1km mark on OneMap's School Query. Effective walking distance for some families.
The district median is 2/10.
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
429 units — good project size supporting active resale market and adequate facilities.
The district median is 5/10.
MRT Proximity13%9/10
300 m from HarbourFront MRT (NE1 / CC29) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 7/10.
Rental Yield10%7/10
Rental yield of 3.78% — strong income return.
The district median is 4/10.
Tenure10%9/10
99YR tenure — about 94 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%5/10
Moderate future-catalyst exposure — nearest meaningful driver: Greater Southern Waterfront – Telok Blangah precinct at 1.18km. 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 The Reef at King's Dock scores 6.52
The Reef at King's Dock scores 6.52 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 715th of 2,350 resale condos scored in Singapore and 2nd of 24 in District 4 (HarbourFront, Telok Blangah). Its strongest factors are MRT Proximity (9/10) and Tenure (9/10); its weakest is Primary School Effect (2/10).
| Factor | This condoThe Reef at King's Dock | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 2/10 | +1.25 | 91% of district |
| Primary School Effect20% | 2/10 | 2/10 | ±0.00 | 43% of district |
| Project Size16% | 8/10 | 5/10 | +0.48 | 57% of district |
| MRT Proximity13% | 9/10 | 7/10 | +0.26 | 74% of district |
| Rental Yield10% | 7/10 | 4/10 | +0.30 | 100% of district |
| Tenure10% | 9/10 | 8/10 | +0.10 | 70% of district |
| Future Transformation6% | 5/10 | 5/10 | ±0.00 | 43% 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 The Reef at King's Dock 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.
The Reef at King's Dock Prices
By unit type at The Reef at King's Dock
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom538 sq ft | 538 sq ft | $1.11M to $1.75M | $2,510 psf | 6 |
| 2-bedroom764 sq ft | 764 sq ft | $1.70M to $2.52M | $2,496 psf | 10 |
Past transactions at The Reef at King's Dock
25 resales, Nov 2025 to Oct 2026 · median $2,496 psf · $1,000,000 to $3,450,000 · all 25 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 21 Sep 2026 | 10 Harbourfront Avenue | 8 | #08-20201BR · Blk 10 | 1BR | 484 | $2,415 | $1,170,000 | Resale |
| 15 Sep 2026 | 16 Harbourfront Avenue | 7 | #07-43431BR · Blk 16 | 1BR | 538 | $2,378 | $1,280,000 | Resale |
| 11 Sep 2026 | 12 Harbourfront Avenue | 3 | #03-34342BR · Blk 12 | 2BR | 754 | $2,469 | $1,860,000 | Resale |
| 7 Sep 2026 | 10 Harbourfront Avenue | 1 | #01-1717— · Blk 10 | — | 484 | $2,064 | $1,000,000 | Resale |
| 4 Sep 2026 | 16 Harbourfront Avenue | 4 | #04-43431BR · Blk 16 | 1BR | 538 | $2,499 | $1,345,000 | Resale |
| 4 Sep 2026 | 22 Harbourfront Avenue | 6 | #06-6464— · Blk 22 | — | 538 | $2,787 | $1,500,000 | Resale |
| 20 Aug 2026 | 22 Harbourfront Avenue | 6 | #06-68682BR · Blk 22 | 2BR | 754 | $2,506 | $1,888,000 | Resale |
| 23 Jun 2026 | 16 Harbourfront Avenue | 7 | #07-4141— · Blk 16 | — | 883 | $2,456 | $2,168,000 | Sub sale |
| 26 May 2026 | 10 Harbourfront Avenue | 1 | #01-15151BR · Blk 10 | 1BR | 678 | $2,293 | $1,555,000 | Sub sale |
| 14 May 2026 | 10 Harbourfront Avenue | 5 | #05-22221BR · Blk 10 | 1BR | 689 | $2,540 | $1,750,000 | Sub sale |
Show as a table
| Period | Sales | Median PSF | D4 |
|---|---|---|---|
| Nov 2025 | — | — | $1,818 psf |
| Dec 2025 | 3 | $2,496 psf | $1,746 psf |
| Jan 2026 | 4 | $2,555 psf | $1,974 psf |
| Feb 2026 | 1 | — | $1,784 psf |
| Mar 2026 | 4 | $2,523 psf | $1,832 psf |
| Apr 2026 | 3 | $2,447 psf | $1,856 psf |
| May 2026 | 2 | $2,417 psf | $1,865 psf |
| Jun 2026 | 1 | — | $1,777 psf |
| Jul 2026 | — | — | $1,770 psf |
| Aug 2026 | 1 | — | $1,800 psf |
| Sep 2026 | 6 | $2,442 psf | $1,786 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.6% a year, ranked 4 of 12 in D04 and 491 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 →
The Reef at King's Dock Rent
- Median rent a month
- $4,100 to $9,200
- Gross yield
- 3.5% to 3.7%
- Rental contracts
- 96
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $4,100 | $4,000 to $4,300 | 3.7% | 43 |
| 2-bedroom | $5,300 | $5,000 to $5,600 | 3.5% | 46 |
| 3-bedroom | $9,200 | $8,720 to $9,840 | — | 7 |
Rental contracts at The Reef at King's Dock
96 contracts, Sep 2025 to Aug 2026 · median $4,800 a month · $3,750 to $10,500
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $4,400 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $4,700 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $6,000 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $6,400 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $8,400 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $4,000 |
| Jul 2026 | 1BR | 400 to 500 sq ft | $4,000 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $4,200 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $4,300 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $4,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Reef at King's Dock By stack
- Highest, stack 49
- $2,852 psf
- Lowest, stack 32
- $2,184 psf
- Stacks with 2+ resales
- 17
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 03 | $2,458 psf | 721 sq ft | Levels 3 to 8 | 2 |
| 04 | $2,524 psf | 721 sq ft | Levels 4 to 6 | 2 |
| 05 | $2,654 psf | 764 sq ft | Levels 5 to 7 | 2 |
| 07 | $2,713 psf | 1,249 sq ft | Levels 5 to 7 | 3 |
| 15 | $2,391 psf | 678 sq ft | Levels 1 to 10 | 2 |
| 16 | $2,450 psf | 689 sq ft | Levels 3 to 10 | 3 |
| 19 | $2,508 psf | 431 sq ft | Levels 6 to 10 | 3 |
| 20 | $2,495 psf | 458 sq ft | Levels 2 to 8 | 4 |
Show the other 9 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 27 | $2,517 psf | 721 sq ft | Levels 3 to 6 | 3 |
| 28 | $2,574 psf | 721 sq ft | Levels 7 to 8 | 2 |
| 32 | $2,184 psf | 883 sq ft | Level 6 | 2 |
| 33 | $2,476 psf | 538 sq ft | Levels 6 to 7 | 2 |
| 34 | $2,429 psf | 754 sq ft | Levels 3 to 8 | 2 |
| 39 | $2,392 psf | 764 sq ft | Levels 2 to 3 | 2 |
| 43 | $2,499 psf | 538 sq ft | Levels 4 to 8 | 3 |
| 49 | $2,852 psf | 732 sq ft | Levels 1 to 4 | 2 |
| 68 | $2,574 psf | 754 sq ft | Levels 5 to 6 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Reef at King's Dock Notes
How these numbers are worked out
- Grade B places The Reef at King's Dock 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: $2,496 psf at The Reef at King's Dock 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 $2,529 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 (20 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 25 resale caveats at The Reef at King's Dock ranged from $2,064 psf to $2,787 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2024, 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 HarbourFront MRT (NE1 / CC29), 300 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 The Reef at King's Dock for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.