Reflections at Keppel Bay Penthouse

Reflections at Keppel Bay is a waterfront condominium on Keppel Bay View in District 4, designed by Daniel Libeskind. This listing is the six-bedroom penthouse: 7,524 sqft of strata area, held on a 99-year lease that is already running. It is the largest home on our condominium list and the highest priced.

This page is maintained by the Finest SRI team. It sets out the size, the price, the working behind the psf, and how the unit compares with the other large prime homes we hold, so it can be judged on the same basis as anything else you are looking at.

Reflections at Keppel Bay penthouse at a glance

• Address: 29 Keppel Bay View, Singapore 098417 (District 4)
• Type: penthouse, 6 bedrooms, 6 bathrooms
• Strata area: 7,524 sqft
• Price: $18,000,000
• Price per square foot: $2,392, on strata area
• Tenure: 99-year leasehold, completed
• Furnishing: partially furnished
• Nearest MRT: Telok Blangah on the Circle Line, about 7 minutes on foot. HarbourFront, on the Circle and North East lines, is the next station along.
• Architect: Daniel Libeskind

The price per square foot, worked

$18,000,000 divided by 7,524 sqft of strata area is $2,392 per square foot. Every psf figure on this site is worked out the same way, price divided by floor area, so this number is directly comparable with any other condominium page we publish.

The part worth noticing is the gap between the two figures. This is the highest-priced condominium on our books and one of the lower psf rates on it. Across the 32 condominium listings where we publish both a price and a floor area, the median is $2,780 per square foot. This penthouse sits about 14 per cent below that median, and 22 of those 32 homes cost more per square foot than it does.

The size is what makes the cheque large. The rate per square foot is below the middle of our own list.

How it compares with the other large prime homes we hold

We market four homes above 3,900 sqft in the prime waterfront and city districts. The table below sets them side by side. All four are 99-year leasehold, so tenure is not what separates them.

Reflections is the largest of the four and the least expensive per square foot after The Sail. Marina Bay Residences is the opposite shape: less than half the floor area, and the highest rate per square foot of the group at $3,398. Which suits you depends on whether you are buying floor space or a city-centre address, because at this level you are not really buying both.

What this home suits

• A household that needs the floor area. At 7,524 sqft across six bedrooms, this is a house-sized home inside a condominium, with the security, the facilities and the managed grounds that a condominium carries and a house does not.
• A buyer who wants the water rather than the city. This is a marina outlook in District 4, not a Marina Bay skyline one.
• A buyer comfortable with a 99-year lease at this price. Three of the four large prime homes we hold are also leasehold, so this is normal at the top of the condominium market. It is still worth being deliberate about.

Who should probably look elsewhere

It is more useful to say this than to leave it out.

• If freehold matters to you on principle. At this size, the freehold options on our books are landed houses, not condominiums. The largest freehold condominium we market is 3,035 sqft, well under half this floor area.
• If you want a city-centre address. Three of the four homes in the table sit in District 1, within walking distance of the CBD. Keppel Bay is a waterfront enclave, which is a different way to live.
• If budget rather than space is the constraint. The median condominium on our list is $2,684,300. This is a different bracket, and we would rather point you at the right one.

Frequently asked questions

How big is the Reflections at Keppel Bay penthouse?
7,524 sqft of strata area, arranged as 6 bedrooms and 6 bathrooms.

What is the asking price?
$18,000,000, which works out at $2,392 per square foot of strata area.

What is the tenure?
99-year leasehold. The development is completed, so the lease is already running. Ask us for the exact balance.

Which MRT station serves it?
Telok Blangah on the Circle Line, roughly 7 minutes on foot. HarbourFront, on the Circle and North East lines, is the next station along and connects to VivoCity and Sentosa.

Who designed Reflections at Keppel Bay?
Daniel Libeskind.

Is it still available?
It is listed for sale and partially furnished as at the date below. Availability at this level moves quietly, so contact us to confirm before you plan around it.

Can I see the floor plan?
Not published on this page. Ask us and we will send it with the lease balance and the current maintenance figure.

Is the psf high for a penthouse?
Measured against our own condominium book, no. It sits about 14 per cent below the median of the listings where we publish both a price and a floor area. Measured against a two-bedroom in the suburbs, the total price is obviously in a different bracket. Both statements are true, which is why we publish the working rather than a verdict.

What to check before you commit

Two things matter more at this size and price than they do further down the market.

The remaining lease. This is a 99-year tenure and the lease is already running. Ask for the exact balance before you make an offer, because it affects how much CPF you may use and how much a bank will lend. Our guide on freehold and 99-year leasehold sets out the mechanics.

The monthly outgoings. A 7,524 sqft strata home carries a share value at the top of the band, so the maintenance contribution is correspondingly high, and it is not proportional to what a small unit pays. How the fee is actually calculated explains the arithmetic. Ask us for the current figure on this unit.

For where this sits against the wider market, see condo prices in Singapore by district and psf, and for the comparison with a house of similar floor area, condo versus landed property.

Speak to our team

Prices, sizes and availability are indicative and can change without notice. Finest SRI is part of SRI Pte Ltd, agency licence L3010738A. Every enquiry is handled by a CEA-registered salesperson. Contact us for the floor plan, the lease balance, the current maintenance figure, or to arrange a viewing.