Reflections at Keppel Bay Review: 1,129-Unit Libeskind Waterfront Condo in District 4

Short answer: Reflections at Keppel Bay is a 1,129-unit, 99-year leasehold condo at Keppel Bay View, District 4, developed by Keppel Bay Pte Ltd (Keppel Land) and designed by Daniel Libeskind. It has six towers of 24 to 41 storeys and 11 low-rise villa blocks, was completed in 2011, and its lease runs from 15 March 2006.

Updated 1 October 2026. This page replaces an earlier version that contained incorrect facts; see the correction note at the end.

What is Reflections at Keppel Bay?

Sources: Keppel project page (units, towers and storeys, villa blocks, unit types, lease start); Studio Daniel Libeskind (completion year, architect of record); EdgeProp project page (developer entity, site area); addresses and distances from OneMap coordinates.

The remaining-lease figure is our own arithmetic: a 99-year lease from 15 March 2006 ends in March 2105, which is about 78 years after October 2026.

The project was launched in 2007, according to a 2013 report in The Edge. Keppel's project page says homeowners receive a complimentary three-year membership of the Marina at Keppel Bay; it does not describe berths as being included with any unit.

What has Reflections at Keppel Bay sold for recently?

Both pages were checked on 1 October 2026. With 60 resales a year across very different unit types, from tower apartments to villa units, the project average says little about any one unit. Check URA's private residential transaction search for the stack and size you are looking at.

The earlier version of this page said Reflections trades at a 15 to 20% discount to waterfront rivals. We found no source for that figure, so it was removed.

What does Reflections at Keppel Bay rent for?

Stacked Homes counts 318 leases over its latest 12-month window, at a median of S$7,500 a month, and estimates the gross yield at about 3.0%. EdgeProp puts the yield at 3.7%, with rents averaging S$5.4 psf a month. These are the sources' own estimates, not ours, and they differ.

How far is Reflections at Keppel Bay from the MRT?

Telok Blangah station on the Circle Line is the nearest. From OneMap coordinates, it is about 400 m in a straight line from the western blocks (such as 31 Keppel Bay View) and about 590 m from 1 Keppel Bay View. Stacked Homes gives 660 m, or about an eight-minute walk. HarbourFront (NE1/CC29), the interchange next to VivoCity, is roughly 850 m to 1.2 km away in a straight line, and Labrador Park (CC27) about 1 to 1.4 km.

The earlier version of this page named Labrador Park, at 1.2 km, as the nearest station. Telok Blangah is closer.

Stacked Homes lists no primary school within 1 km; the nearest it lists are Blangah Rise Primary School (about 1.1 km) and Radin Mas Primary School (about 1.3 km).

Who might Reflections at Keppel Bay suit?

This is a summary of trade-offs, not a recommendation. What is distinctive: a Libeskind-designed waterfront project facing Sentosa and the Keppel Bay marina, with a large site, a mix of high-rise and low-rise blocks, and a Circle Line station within a short walk of most blocks. The trade-offs: the lease started in 2006, so about 78 years remain; there is no primary school within 1 km according to Stacked Homes; and, with 1,129 homes in very different formats, prices vary widely by block, so project averages are a weak guide. Buyers who rely on rental income should check recent leases themselves, as the two main estimates differ.

FAQ

Who developed Reflections at Keppel Bay? Keppel Bay Pte Ltd, part of Keppel Land. The architect is Daniel Libeskind, with DCA Architects as architect of record.

What is the tenure of Reflections at Keppel Bay? 99-year leasehold from 15 March 2006, so about 78 years remain as of October 2026.

How many units does Reflections at Keppel Bay have? 1,129 homes in six towers of 24 to 41 storeys and 11 low-rise villa blocks.

When was Reflections at Keppel Bay completed? In 2011, according to the architect and EdgeProp.

Which MRT station is nearest to Reflections at Keppel Bay? Telok Blangah on the Circle Line, about 400 to 600 m in a straight line depending on the block. HarbourFront is further, at roughly 850 m or more.

Correction

1 October 2026: An earlier version of this page gave the lease start as 2006 but said 82 years remained (about 78 remain), named Labrador Park as the nearest MRT station (Telok Blangah is nearer), listed one-bedroom units (the developer lists two- to four-bedroom units and penthouses), said larger units come with deeded marina berths (the developer describes a complimentary three-year marina membership), and gave a 15 to 20% discount to a project it called "The Crimson", which we could not identify. Unsourced claims about residents, facilities, the supermarket, maintenance, financing below 80 years of lease and future returns were removed, as was an offer of a paid "full report".

Disclaimer: This page is for information only and is not investment advice. SG Properties is not a licensed estate agency and is not affiliated with the developer.

Sources

• Keppel: Reflections at Keppel Bay project page (units, blocks, unit types, lease from 15 March 2006, marina membership)
• Studio Daniel Libeskind: Reflections at Keppel Bay (completion 2011, architect of record)
• EdgeProp: Reflections at Keppel Bay project page (developer entity, site area, average psf, yield; checked 1 October 2026)
• Stacked Homes: Reflections at Keppel Bay directory page (recent sales, rents, MRT walk, schools; data to 30 September 2026)
• The Edge: Unit at Reflections hits $1,628 psf (2013; launch year)
• OneMap (Singapore Land Authority) (addresses, postal codes, coordinates)

Related reading

• Caribbean at Keppel Bay review
• Corals at Keppel Bay review
• Lease decay in Singapore: CPF and HDB loan rules at 60 and 30 years left
• Reflections at Keppel Bay in our directory
• More condo reviews