Exclusive Waterfront Residence · Singapore

Reflections
at Keppel Bay

Daniel Libeskind's first residential masterwork in Asia — the only approved high-rise in Singapore's Keppel Bay precinct. Level 33. The view is permanent.

33rdFloor Level
2,121Square Feet
S$4.10MGuide Price
$1,933Per Sqft
Schedule Viewing Why Buy
Reflections at Keppel Bay waterfront promenade
33 Level · Tower Block
The Residence

A Symphony
of Glass & Water

Designed by Daniel Libeskind — master planner of New York's World Trade Centre rebuild — Reflections at Keppel Bay is his first residential work in Asia. From Level 33, you command uninterrupted views of Keppel Bay, Sentosa Island, the Southern Islands, and the city skyline.

Reflections is the only development in this entire precinct approved for high-rise residential construction. Corals, Caribbean, The Reef — all capped at 10 storeys. What you see from Level 33 today is what you will see forever.

Address23 Keppel Bay View
Level33rd Floor
Configuration3 Bed · Tower Block
Floor Area2,121 sqft
Tenure99-Year Leasehold
Remaining Lease~79 Years
ArchitectDaniel Libeskind
Completed2013 · District 04
Reflections at Keppel Bay Olympic pool with towers
Life at the Bay

“An Olympic-length pool set against 750 metres of Singapore's most coveted private shoreline. Waterfront living at its finest.”

Keppel Land · Reflections at Keppel Bay

750m of Private Shoreline — Stroll from Resorts World Sentosa sea views directly to VivoCity, Singapore's largest mall.

5 Minutes to the CBD — Resort tranquility, yet a short drive to Singapore's Central Business District via Henderson Road.

Southern Ridges & Nature — The 9km Southern Ridges trail connecting Mount Faber, HortPark and Labrador Nature Reserve begins minutes away.

The Case for Buying

Why Reflections at Keppel Bay
Deserves Serious Consideration

Six evidence-backed reasons — sourced from URA, HDB, PropNex, EdgeProp and Knight Frank.

01

The Only Permanent High-Rise View in the Precinct

Reflections is the sole development in Keppel Bay granted high-rise planning approval. Every neighbour is capped at 10 storeys. The panoramic view from Level 33 is structurally and legally permanent — no future development can obstruct it.

“Rising like beacons of light at the gateway of Singapore's southern waterfront — with unrivalled views of the sea, parks and Mount Faber.”Keppel Land · keppel.com
02

Front Row to Singapore's Largest Urban Transformation

The Greater Southern Waterfront spans 2,000 hectares — six times Marina Bay. Reflections sits within 1 km of the former Keppel Club site, placing it among properties in the strongest position to benefit, with measurable price appreciation projected for 2027–2030.

“Properties within 1 km of the Keppel Club site are in the strongest position to benefit, with measurable appreciation projected for 2027–2030.”explorehome360.com · Jan 2026
03

Berlayar — 10,000 New Homes at Your Doorstep

The Berlayar estate on the 48-hectare former Keppel Club site delivers 7,000 HDB flats and 3,000 private homes from 2025 onwards. This introduces a permanent community adjacent to Reflections — supporting retail, F&B and infrastructure that benefits existing owners.

“Berlayar marks the start of the transformation of the Greater Southern Waterfront — approximately 10,000 new homes across 48 hectares.”HDB Press Release · Sep 2025
04

Developer & Government Land Sales Confidence

The first GLS site at Telok Blangah Road — the first private residential land tender in this precinct in 35 years — was awarded in November 2025 at S$1,326 psf ppr. A second Berlayar Drive site (415 units, unblocked sea views) was added to the 1H 2026 Confirmed List.

“The healthy performance of the Telok Blangah Road tender underscores the appeal of this precinct to developers.”PropNex Research · 1H 2026 GLS
05

Global Waterfront Premium Still Under-Reflected

Knight Frank's Global Waterfront Report documents a 40% average premium for waterfront properties over non-waterfront equivalents across 12 major global cities. Reflections has historically traded at a discount to this benchmark — suggesting meaningful re-rating potential as the GSW narrative matures.

“40% is the average premium for waterfront properties across 12 major cities globally.”Knight Frank Global Waterfront Report
06

Second-Owner Entry — The Proven Path to Profit

The losses at Reflections were concentrated among 2007–2013 first owners who paid S$2,400–$2,876 psf at launch. A 2,110 sqft tower unit bought at S$1,612 psf in 2019 sold for S$2,171 psf in February 2025 — a clean gain of S$1.18M. At S$1,933 psf, this unit sits in the rational second-owner entry band.

“The seller bought the unit for S$3.4M in August 2019 and sold it for S$4.58M in February 2025 — a profit of S$1.18 million.”EdgeProp / URA Realis · Jul 2025
40%Global waterfront premium
Knight Frank
10,000New homes at Berlayar estate
HDB, Sep 2025
S$1,326psf ppr · GLS land rate
Telok Blangah Rd, Nov 2025
Reflections at Keppel Bay aerial masterplan view
Greater Southern Waterfront
2,000 ha
6× the size of Marina Bay
The Bigger Picture

Front Row to
Singapore's Greatest
Transformation

The Greater Southern Waterfront will reshape Singapore's southern coast over the next two decades. The former Keppel Club site — visible from Level 33 — is being developed now. Buying today means capturing the value uplift as the precinct fully arrives, not after.

Now · 2026
Berlayar Residences Launched
870 units launched Oct 2025 in Singapore's first-ever public housing launch in the GSW precinct. 10,000 homes total on the former Keppel Club site.
2027
PSA Port Terminals Vacate
Tanjong Pagar, Keppel and Brani terminals relocate to Tuas — releasing 1,000 hectares of prime southern coastline for development and public access.
2029 – 2030
First GSW Deliveries
New promenades, retail, F&B and private homes complete. Measurable appreciation projected for existing waterfront owners in the precinct.
2030 – 2040
Full Southern Waterfront Realised
Singapore's southern corridor permanently elevated. Properties with the best views and the only high-rise position re-rate fastest and furthest.
Keppel Bay waterfront promenade and marina
Waterfront Living

750m

of Private Waterfront Shoreline

From the marina promenade to VivoCity — Singapore's largest mall — all within walking distance of your lobby.

The Investment

Right Unit.
Right Entry.

The seller entered at S$3.5M (~$1,651 psf) in 2021 — a rational, below-peak price. The closest comparable: a near-identical 2,110 sqft tower unit sold at S$4.58M / $2,171 psf in February 2025, netting S$1.18M profit.

At S$1,933 psf, this unit sits firmly in the proven second-owner entry band — not the overpriced first-owner danger zone.

Rental Fallback
S$9,500 – S$11,000 / month
High-floor units achieve this range. Covers more than half the monthly mortgage from day one — this unit pays for its own existence while you hold for GSW appreciation.

“The second-owner advantage is real. At S$1,933 psf, you are buying in the band that has already delivered seven-figure gains at this address.”

EdgeProp / URA Realis · Feb 2025 transaction data
Market Data · Mar 2026
Development avg PSF (6-month)~S$1,704 psf
Development avg PSF (12-month)~S$1,751 psf
Best comparable transaction (Feb 2025)S$4.58M · $2,171 psf
12-month PSF high on recordS$2,171 psf
GLS land rate · Telok Blangah Rd (Nov 2025)S$1,326 psf ppr
Estimated gross rental yield~3.1% – 3.8%
Typical rental · high-floor 2,000+ sqftS$9,500 – $11,000/mo
Seller's Stamp DutyNone — fully cleared
Private Viewing

Experience It.
Then Decide.

No photograph does justice to the view from Level 33. The only way to understand this unit is to stand at the window — ideally at sunset — and see Keppel Bay for yourself.

We arrange private viewings by appointment. Our agent has over 20 years of experience in Singapore private resale property.

23 Keppel Bay View · Level 33 · Tower Block

S$4.10M

S$1,933 per sqft · 2,121 sqft · 3 Bedroom

Private viewings by appointment · Sunset slots available · Serious enquiries only

District
D04
Tenure
99-yr LH
Remaining
~79 yrs