Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.
| Total units | 363 |
|---|---|
| Blocks | 11 |
| Size range | 570–7,868 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 1-bedroom | 46 | 13% |
| 2-bedroom | 115 | 32% |
| 3-bedroom | 157 | 43% |
| 4-bedroom | 43 | 12% |
| 5-bedroom | 2 | 1% |
haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.
| Bedrooms | Gross yield | Est. price | Leases (12m) |
|---|---|---|---|
| 1 BR | ~3.9%· low sample (1 sale) | ~$1.3M | 52 |
| 2 BR | ~3.8% | ~$1.83M | 60 |
| 3 BR | ~3.3% | ~$3.05M | 74 |
| 4 BR | ~2.8%· low sample (1 sale) | ~$9.5M | 6 |
Very low because this development is young — recently completed condos see almost no collective-sale interest.
CORALS AT KEPPEL BAY was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
Fewer neighbours are free or motivated to sell than at most comparable properties.
haio tracks 347 of 366 units at CORALS AT KEPPEL BAY. 86% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 46% have been held over 10 years.
86%
Free to sell now
299 of 347 tracked · past SSD
48%
Sitting on a gain
80 of 166 resales sold above cost
A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated
Showing 10 of 404 total recorded transactions.
| Sellable from | ||||||||
|---|---|---|---|---|---|---|---|---|
| May 2026 | Resale | $1,800,000 | 893 | $2,016 | 2BR | — | Q2 2030 | |
| Apr 2026 | Resale | $2,680,000 | 1,248 | $2,147 | 3BR | — | Q2 2030 | |
| Mar 2026 | Resale | $2,710,000 | 1,313 | $2,064 | 3BR | — | Q1 2030 | |
| Feb 2026 | Resale | $1,780,000 | 990 | $1,798 | 2BR | — | Q1 2030 | |
| Jan 2026 | Resale | $2,220,000 | 1,054 | $2,106 | 2BR | — | Q1 2030 | |
| Jan 2026 | Resale | $1,880,000 | 861 | $2,184 | 2BR | — | Q1 2030 | |
| Oct 2025 | Resale | $1,800,000 | 904 | $1,991 | 2BR | — | Q4 2029 | |
| Sep 2025 | Resale | $2,825,000 | 1,420 | $1,989 | 3BR | — | Q3 2029 | |
| Sep 2025 | Resale | $1,750,000 | 893 | $1,960 | 2BR | — | Q3 2029 | |
| Sep 2025 | Resale | $3,188,000 | 1,539 | $2,071 | 3BR | — | Q3 2029 |
Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).
3 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|
| The Reef At King'S Dock | 249 m | 2026-06-01 | Subsale | $2,168,000 | 882 | $2,458 |
| The Reef At King'S Dock | 249 m | 2026-05-01 | Subsale | $1,555,000 | 678 | $2,294 |
| The Reef At King'S Dock | 249 m | 2026-05-01 | Subsale | $1,750,000 | 688 | $2,544 |
Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for CORALS AT KEPPEL BAY
| 01 | 02 | 03 | 04 | |
|---|---|---|---|---|
| 08 | #08-024,8554BR | #08-031,5393BR | #08-041,2813BR | |
| 07 | #07-011,2493BR | #07-021,5933BR | #07-031,5393BR | #07-041,2813BR |
| 06 | #06-011,2703BR | #06-021,5823BR | #06-031,5393BR | #06-041,3133BR |
| 05 | #05-011,2703BR | #05-021,5183BR | #05-031,5283BR | #05-041,3243BR |
| 04 | #04-011,2493BR | #04-021,5183BR | #04-031,5723BR | #04-041,3023BR |
| 03 | #03-011,2593BR | #03-021,5183BR | #03-031,5613BR | #03-041,3133BR |
| 02 | #02-011,2593BR | #02-021,5393BR | #02-031,5503BR | #02-041,3353BR |
| 01 | #01-011,2813BR | #01-021,5933BR | #01-031,5283BR | #01-041,3563BR |
86 realized resale exits at CORALS AT KEPPEL BAY over the 5y window — 43 profitable, 43 at a loss, averaging -0.01%/yr.
| Unit Type | Volume | Holding (avg) | Annualised (avg) |
|---|---|---|---|
| 2BR | 4 | 10y 4m | -1.06% |
| 3BR | 31 | 8y 10m | -0.41% |
| 4BR | 22 | 9y 11m | 0.46% |
| 5BR+ | 29 | 8y 8m | 0.21% |
| Total | 86 | 9y 2m | -0.01% |
| Unit Type | Count | Avg PSF Buy | Avg PSF Sell | Avg Loss |
|---|---|---|---|---|
| 2BR | 4 | $2,437 | $2,182 | S$-153,265 |
| 3BR | 19 | $2,312 | $2,081 | S$-219,922 |
| 4BR | 6 | $2,130 | $2,027 | S$-146,140 |
| 5BR+ | 14 | $2,551 | $2,323 | S$-782,559 |
3 of 86exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.
Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.
Exit Audience is a haio+ feature
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If you bought at CORALS AT KEPPEL BAY today at ~$2,035 psf (the recent resale median — last 12 months, 16 sales)…
36.9%
of current owners hold at a lower PSF — they could sell below your entry and still profit.
n=347 traced current owners, 99.4% unit-exact
the Exit-Risk band is a haio+ feature
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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated
When direct sun lands on a West-facing window at CORALS AT KEPPEL BAY, for the date you pick.
Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.
Estimated from solar geometry — nearby buildings and blockage are not modelled.
Anchored to this project's estimated price (~S$2.4M, the median of recent sale transactions at CORALS AT KEPPEL BAY) — drag to explore what else that budget buys across Singapore.
7 within 1 km
| 249 m | The Reef At King'S Dock | LH | 2025 | $2,553 |
| 328 m | Caribbean At Keppel Bay | LH | 2004 | $1,919 |
| 475 m | Reflections At Keppel Bay | LH | 2013 | $1,722 |
| 700 m | The Foresta @ Mount Faber | FH | 2014 | $2,021 |
| 839 m | Harbourlights | FH | 1997 | $1,858 |
| 909 m | Telok Blangah House | FH | 1983 | — |
| 954 m | Citiport Centre | FH | 1982 | — |
Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.
Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.
MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.
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