District 04 · Bukit Merah · RCR
Reflections At Keppel Bay
Keppel Bay View · Condominium · 99 yrs lease commencing from 2006
Current PSF
$1,756
+3.6% vs district median
Gross yield
3.7%
median rent $7,500/mo
3-year gain
-1.5%
Transactions · 5y
339
57 in last 12 months
Nearest MRT
Telok Blangah Mrt Station · 393.249m
CCL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+123% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential29 / 100
20 years old · composite of plot use, age, tenure, value gap & size
Lease decay79 years left
worth 90.5%of freehold today (Bala’s Table) · loses ~5.1pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
10%
PSF dispersion within project
The neighbourhood
Food
Telok Blangah Hawker Centre & Market · 722m - 3 hawker centres within 1km
Green
Bukit Chermin Boardwalk · 396m - 3 parks within 1km
Mall
Depot Heights Shopping Centre · 1.5km
Health
Singhealth Polyclinics (Bukit Merah Polyclinic) (polyclinic) · 1.9km
Who lives in Bukit Merah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
151,250
Median age
46 yrs
41% under 40 · getting older
Children 0–9
12,440
▼ 15% since 2015 · future P1 demand
Household size
2.7 avg
Homes
89% HDB
9% condo · 0% landed
Degree holders
32%
residents 15+
Commute
63% transit
17% drive
45 min+ to work
16%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,769 psf - 4% above units on floors 1–5 ($1,699 psf).
Price trend average PSF by year
2021
$1,643
2022
$1,757
+6.9%
2023
$1,827
+4%
2024
$1,763
-3.5%
2025
$1,739
-1.4%
2026
$1,800
+3.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $4,800/mo | $6.40 | 4.4% | 12 |
| 2BR | $5,600/mo | $5.33 | 3.6% | 588 |
| 3BR | $8,000/mo | $5.16 | 3.5% | 860 |
| 4BR | $14,000/mo | $5.49 | 3.8% | 204 |
| 5BR | $25,000/mo | - | - | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $3,080,888 | 1,862 | $1,654 | 01-05 |
| Jul 2026 | $2,200,000 | 1,098 | $2,004 | 31-35 |
| Jun 2026 | $4,150,000 | 2,508 | $1,655 | 21-25 |
| Jun 2026 | $4,050,000 | 2,336 | $1,734 | 26-30 |
| Jun 2026 | $3,180,000 | 1,410 | $2,255 | 16-20 |
| Jun 2026 | $2,780,000 | 1,561 | $1,781 | 01-05 |
| Jun 2026 | $2,460,000 | 1,464 | $1,680 | 11-15 |
| Jun 2026 | $1,840,000 | 1,087 | $1,692 | 01-05 |
| Jun 2026 | $1,688,888 | 1,066 | $1,585 | 06-10 |
| May 2026 | $19,280,000 | 8,277 | $2,329 | 21-25 |
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More in District 04
The HDB blocks next door
The entry point, measured: what the resale flats around Reflections At Keppel Bay actually sell for - this project trades at 3.1× the nearest block’s PSF.