Unit mix & rental yield by bedroom

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1-bedroom	6	1%	775–872 sqft	—	—	—
2-bedroom	383	34%	786–1,507 sqft	S$5,700/mo	~3.7%	168
3-bedroom	582	52%	1,098–5,167 sqft	S$8,600/mo	~3.8%	219
4-bedroom	137	12%	2,110–7,524 sqft	S$13,500/mo*	~3.7%· low sample (4 sales)	49
5-bedroom	3	0%	4,747–8,278 sqft	—	—	—
6-bedroom	1	0%	7,040 sqft	—	—	—

17 units not yet in our catalogue.

* From a thin rental sample.

Price Action

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

REFLECTIONS 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

Profit & Loss

haio estimate

338 realized resale exits at REFLECTIONS AT KEPPEL BAY over the 5y window — 167 profitable, 171 at a loss, a median -0.01%/yr.

Tap any row to see the exact resale transactions behind it.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
3BR	71	15y 10m	$1,489	$1,723	S$203,400	0.81%
4BR	63	15y 7m	$1,557	$1,701	S$192,574	0.62%
5BR+	33	16y 1m	$1,584	$1,705	S$246,489	0.35%
Total	167	15y 9m	$1,529	$1,714	S$203,300	0.62%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
3BR	13	15y 0m	$1,830	$1,723	S$-120,923	-0.54%
4BR	46	14y 6m	$2,021	$1,709	S$-276,336	-0.77%
5BR+	112	15y 5m	$2,130	$1,733	S$-748,103	-1.10%
Total	171	15y 2m	$2,058	$1,718	S$-386,000	-0.86%

11 of 338exits 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.

Buyer Demand vs Competing Supply

RadiusWithin 4.0 km

Reaches Queenstown, Outram Park, Tanjong Pagar

haio estimate

x.x×

Demand

xx,xxx

Nearby upgraders able to buy a unit like yours this year

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of REFLECTIONS AT KEPPEL BAY, by how soon they can sell:

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

Past-MOP blocks resold in the last 5 years restart the buyer's MOP, so they're excluded from the sellable-now pool — they sit on the resale clock instead.

Supply vs Demand Eligibility Pool by year within 4km of REFLECTIONS AT KEPPEL BAY · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

How these numbers are derived

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

Estimate only, not financial advice. A model-generated guide from public data — not a formal valuation; actual prices and bank valuations may differ, so verify before acting. haio accepts no liability for decisions made in reliance on it.

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Rental Demand

Exit Risk

haio unit-level records

If you bought at REFLECTIONS AT KEPPEL BAY today at ~$1,698 psf (the recent resale median — last 12 months, 58 sales)…

43.5%

≈ lower mid-range for this project

of current owners entered below $1,698 psf — they could sell below your entry and still profit.

n=1,400 traced current owners, 99.6% unit-exact · drag the entry-price slider below to test another price

Where current owners entered (psf)

today ~$1,698

$1,459 p5median $1,732p95 $2,440

Your entry price$1,700 psf

Drag to test any entry price — the share above updates live.

38.8%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

At today’s median the headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. Drag the entry-price slider to test another price; the share then re-reads off the band as an interpolated (“≈”) estimate. “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

Transaction History

Beds

Period

Size–sqft

Showing 10 of 1688 total recorded transactions.


Jun 2026	3BR	$2,780,000	1,560	$1,782
Jun 2026	4BR	$4,150,000	2,508	$1,655
Jun 2026	3BR	$3,180,000	1,410	$2,255
Jun 2026	3BR	$2,460,000	1,463	$1,681
Jun 2026	2BR	$1,688,888	1,065	$1,586
Jun 2026	4BR	$4,050,000	2,335	$1,734
Jun 2026	2BR	$1,840,000	1,087	$1,693
May 2026	4BR	$5,700,000	2,949	$1,933
May 2026	3BR	$3,390,000	1,905	$1,780
May 2026	3BR	$2,750,000	1,474	$1,866

Nearby Transactions

DistanceWithin 300 m