Property

Reflections At Keppel Bay

Condominium · Keppel Bay View · District 04 · Rest of Central Region

Is this property right for you?

Key facts

What the public record says. Where the record is silent, this says so.

Where
Keppel Bay View, District 04
Region
Rest of Central Region
Kind of home
Condominium
Tenure
99-year leasehold from 2006About 79 years left
First recorded sale
Sep 2021the record starts here; the estate may be older
Height
At least 40 storeysthe highest floor band sold
Homes recorded
775 to 8,277 sq ft336 sales, 0 of them at launch
190 other projects within 4 km
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Straight-line distance between the projects’ recorded locations. Choose a name to see its record; “Compare” draws it on the chart, up to 4 at a time. A project with too few sales in any quarter has no line to draw.

Source: URA, recorded sales to Sep 2026.

What it has sold for

336 recorded sales, Sep 2021 to Sep 2026, beside apartments and condominiums in district 04.

Bedrooms

The sale record carries no bedroom count. These come from URA rental contracts for homes of each size: 288 of the 336 sales from this project's own contracts, 23 from contracts for that size in the district.

Reflections At Keppel Bayapartments and condominiums in district 04cooling measure
Median price per square foot by quarter: Reflections At Keppel Bay and apartments and condominiums in district 0401,0002,0003,000202120222023202420252026absdtdsrotherabsdgfaltvssdotherReflections At KeppelBay$1,654.47 psfDistrict 04$1,760.66 psf
Median recorded price per square foot each quarter. A quarter with fewer than three sales is not drawn. These are recorded prices, not an estimate of what any home is worth.
The cooling measures on the chart
Dec 2021 absd · major
ABSD raised: citizens 17% on a second property and 25% on a third or subsequent; PRs 25% / 30%; foreigners 30%; entities 35%. TDSR threshold tightened from 60% to 55%. LTV for HDB-granted loans lowered from 90% to 85%.
Sep 2022 tdsr · major
Medium-term interest rate floor for TDSR and MSR raised by 0.5 percentage points to 4% for private-property loans, and a 3% floor introduced for HDB-granted loans. LTV for HDB-granted loans lowered from 85% to 80%. Private-property owners and ex-owners must wait 15 months after disposal before buying a non-subsidised resale HDB flat (seniors aged 55+ moving to a four-room or smaller flat exempt).
Feb 2023 other
Budget 2023 raised the top Buyer's Stamp Duty bands for residential property: 5% on the portion of value above $1.5 million and 6% above $3 million, where 4% applied before. Buyer's Stamp Duty is not an instrument in the measure_type enum, hence "other". Mirrors regime-2023-02-15.yaml so the calendar and the dated regulatory figures agree on this break; a price-based change, so no segment or profile is singled out.
Apr 2023 absd · major
ABSD raised: citizens 20% on a second property and 30% on a third or subsequent; PRs 30% / 35%; foreigners 60%; entities and trusts 65%. Falls almost entirely on investors and foreign buyers, so CCR is the segment most affected.
Jun 2023 gfa
URA gross floor area harmonisation: for developments with plans submitted from this date, strata area excludes air-con ledges, voids and other non-GFA spaces, so listed areas shrink and PSF rises for the same physical unit. A measurement-regime change, not a demand measure (§3.6): it does not move returns, so it is minor here, but every PSF comparison crossing it needs the harmonisation caveat.
Aug 2024 ltv
LTV for HDB-granted loans lowered from 80% to 75%. Enhanced CPF Housing Grant raised for lower-income first-timer families and singles.
Jul 2025 ssd
SSD holding period extended from three years to four and each rate raised by four percentage points (16%, 12%, 8%, 4%). Aimed at sub-sale flipping; no change to ABSD, LTV or TDSR.
Jul 2026 other · major
15-month wait-out period removed for private residential property owners and ex-owners buying a non-subsidised HDB resale flat without an HDB housing loan. The change took effect immediately.

Source: URA, recorded sales to Sep 2026.

Recent recorded sales

Most recent first. This is the record, not a view on any home.

336 recorded sales · * Bedroom count estimated from similar homes in the district.

  • $1,820,000.002 bed · 1,119.4 sq ft · floor 1–5 · Sep 2026
    $1,625.80 psf
  • $2,450,000.003 bed · 1,442.4 sq ft · floor 21–25 · Sep 2026
    $1,698.60 psf
  • $5,300,000.004 * bed · 2,938.5 sq ft · floor 1–5 · Aug 2026
    $1,803.61 psf
  • $3,000,000.003 bed · 1,797.6 sq ft · floor 16–20 · Aug 2026
    $1,668.92 psf
  • $2,850,000.003 bed · 1,733 sq ft · floor 1–5 · Aug 2026
    $1,644.56 psf
  • $3,500,000.003 * bed · 1,905.2 sq ft · floor 1–5 · Aug 2026
    $1,837.07 psf
  • $2,560,000.003 bed · 1,550 sq ft · floor 6–10 · Aug 2026
    $1,651.61 psf
  • $2,000,000.002 bed · 1,227.1 sq ft · floor 6–10 · Aug 2026
    $1,629.88 psf
  • $3,830,000.004 bed · 2,551 sq ft · floor 16–20 · Jul 2026
    $1,501.35 psf
  • $3,080,888.003 bed · 1,862.2 sq ft · floor 1–5 · Jul 2026
    $1,654.47 psf

Source: URA, recorded sales to Sep 2026.

How it fits different needs

These scores show how well each home type in this project fits four types of buyer, based on public records. They do not tell you whether the price is right for you or what you can afford.

2-bedroom homes181 recorded sales

Investor

Good fit · Medium confidence
70/100

Why it scores well

RentalGross yield 3.6%, against 3.2% for similar homes+6.0
ValueRecorded prices 4% below 44 comparables within 2 km+5.4
Resale19 resales a year, more than 97% of similar homes+3.3

What holds it back

Future supply1,110 new condo and EC homes planned within 2 km; no new rail station-0.9
Amenities2 of 13 measured amenities within a 10-min walk-0.6
SchoolsBlangah Rise Primary School, 22 min walk; 0 primary schools within 1 km-0.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 19.7 = 70
  • Rentalscore 80/100 · weight 20% · +6.0 pts
    Yield
    gross yield 3.6% against a peer median of 3.2%
    88
    Demand
    111 contracts over 4 quarters to 2026-06-30, 25 in the latest
    68
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Valuescore 77/100 · weight 20% · +5.4 pts

    recorded prices 4% below 44 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 44, floor on 44)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Resalescore 74/100 · weight 14% · +3.3 pts
    Frequency
    19.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $1,875,000 (p75 of 2-bedroom homes nationally)
    25
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-03

  • Future supplyscore 41/100 · weight 10% · -0.9 pts
    Competition risk
    0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 1110 on 2 land sales sites
    35
    Unlaunched supply
    0 listed projects (0 homes) and 2 Confirmed List sites (1110 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    no planned rail station within 2 km
    20
    Landuse change
    60 Master Plan parcels changed class within 2 km (10.8 benefit points)
    81

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Amenitiesscore 43/100 · weight 8% · -0.6 pts
    Supermarket
    supermarket: 2 within 20 min, nearest NTUC Fairprice Co-operative Ltd 12 min (straight-line equivalent)
    50
    Wet market
    wet market: 1 within 20 min, nearest Blk 82 Telok Blangah Drive 14 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 3 within 20 min, nearest Telok Blangah Hawker Centre & Market 14 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Harbourfront Centre) 14 min
    30
    Gp
    gp: 4 within 20 min, nearest Fraser Medical Centre 14 min
    70
    Childcare
    childcare: 17 within 20 min, nearest LEARNING SEEDS CHILD DEVELOPMENT CENTRE PTE.LTD. 4 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest BUKIT CHERMIN BOARDWALK 31 min
    100
    Sports facility
    sports facility: 0 within 20 min, nearest ActiveSG Gym@Enabling Village 41 min
    0
    Library
    library: 0 within 20 min, nearest Harbourfront Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 202 within 20 min, nearest FAWJIYAH BTE SHARIFF 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Telok Blangah CC 18 min
    20
    Polyclinic
    polyclinic: 0 within 20 min, nearest BUKIT MERAH POLYCLINIC 33 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ALEXANDRA HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Schoolsscore 37/100 · weight 3% · -0.4 pts
    Primary nearest
    22 min walk to BLANGAH RISE PRIMARY SCHOOL
    35
    Primary count
    0 primary within 1 km, 2 primary within 2 km
    40
    Primary transport
    Not measured
    Secondary nearest
    28 min walk to CHIJ ST. THERESA'S CONVENT
    35
    Secondary count
    0 secondary within 1 km, 1 secondary within 2 km
    40
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location10 min walk to Telok Blangah MRT Station (CC28)+2.0
Unit2 bedrooms, median 1,119 sq ft+3.3
Lease99-year lease from 2006, about 79 years left+1.5

Young family

Limited fit · Medium confidence
58/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 3 bedrooms.

Why it scores well

Unit2 bedrooms, median 1,119 sq ft+4.0
ValueRecorded prices 4% below 44 comparables within 2 km+3.2
Location10 min walk to Telok Blangah MRT Station (CC28)+2.5

What holds it back

SchoolsBlangah Rise Primary School, 22 min walk; 0 primary schools within 1 km-2.6
Amenities2 of 13 measured amenities within a 10-min walk-1.3
Future supply1,110 new condo and EC homes planned within 2 km; no new rail station-0.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 8.2 = 58
  • Unitscore 70/100 · weight 20% · +4.0 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 50%)
    Size
    median 1,119 sq ft over 181 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Valuescore 77/100 · weight 12% · +3.2 pts

    recorded prices 4% below 44 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 44, floor on 44)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Locationscore 67/100 · weight 15% · +2.5 pts
    Mrt
    9.6 min walk to TELOK BLANGAH MRT STATION (CC28)
    80
    Bus
    0 bus stops within a 5-minute walk, 5 within 10 (straight-line equivalent, detour factor 1.406)
    40
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 37/100 · weight 20% · -2.6 pts
    Primary nearest
    22 min walk to BLANGAH RISE PRIMARY SCHOOL
    35
    Primary count
    0 primary within 1 km, 2 primary within 2 km
    40
    Primary transport
    Not measured
    Secondary nearest
    28 min walk to CHIJ ST. THERESA'S CONVENT
    35
    Secondary count
    0 secondary within 1 km, 1 secondary within 2 km
    40
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Amenitiesscore 43/100 · weight 18% · -1.3 pts
    Supermarket
    supermarket: 2 within 20 min, nearest NTUC Fairprice Co-operative Ltd 12 min (straight-line equivalent)
    50
    Wet market
    wet market: 1 within 20 min, nearest Blk 82 Telok Blangah Drive 14 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 3 within 20 min, nearest Telok Blangah Hawker Centre & Market 14 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Harbourfront Centre) 14 min
    30
    Gp
    gp: 4 within 20 min, nearest Fraser Medical Centre 14 min
    70
    Childcare
    childcare: 17 within 20 min, nearest LEARNING SEEDS CHILD DEVELOPMENT CENTRE PTE.LTD. 4 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest BUKIT CHERMIN BOARDWALK 31 min
    100
    Sports facility
    sports facility: 0 within 20 min, nearest ActiveSG Gym@Enabling Village 41 min
    0
    Library
    library: 0 within 20 min, nearest Harbourfront Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 202 within 20 min, nearest FAWJIYAH BTE SHARIFF 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Telok Blangah CC 18 min
    20
    Polyclinic
    polyclinic: 0 within 20 min, nearest BUKIT MERAH POLYCLINIC 33 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ALEXANDRA HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Future supplyscore 44/100 · weight 5% · -0.3 pts
    Competition risk
    0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 1110 on 2 land sales sites
    35
    Unlaunched supply
    0 listed projects (0 homes) and 2 Confirmed List sites (1110 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    no planned rail station within 2 km
    20
    Landuse change
    60 Master Plan parcels changed class within 2 km (10.8 benefit points)
    81

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Lease99-year lease from 2006, about 79 years left+1.5
Resale19 resales a year, more than 97% of similar homes+1.2

Large family

Limited fit · Medium confidence
53/100
  • Requirement warning: 2-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

ValueRecorded prices 4% below 44 comparables within 2 km+2.7
Location10 min walk to Telok Blangah MRT Station (CC28)+2.0
Lease99-year lease from 2006, about 79 years left+1.5

What holds it back

SchoolsBlangah Rise Primary School, 22 min walk; 0 primary schools within 1 km-2.0
Amenities2 of 13 measured amenities within a 10-min walk-1.1
Unit2 bedrooms, median 1,119 sq ft; a weaker fit for this buyer-1.0
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 2.6 = 53
  • Valuescore 77/100 · weight 10% · +2.7 pts

    recorded prices 4% below 44 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 44, floor on 44)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Locationscore 67/100 · weight 12% · +2.0 pts
    Mrt
    9.6 min walk to TELOK BLANGAH MRT STATION (CC28)
    80
    Bus
    0 bus stops within a 5-minute walk, 5 within 10 (straight-line equivalent, detour factor 1.406)
    40
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Leasescore 80/100 · weight 5% · +1.5 pts
    Age
    99-year lease from 2006, about 79 years left
    80
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Schoolsscore 37/100 · weight 15% · -2.0 pts
    Primary nearest
    22 min walk to BLANGAH RISE PRIMARY SCHOOL
    35
    Primary count
    0 primary within 1 km, 2 primary within 2 km
    40
    Primary transport
    Not measured
    Secondary nearest
    28 min walk to CHIJ ST. THERESA'S CONVENT
    35
    Secondary count
    0 secondary within 1 km, 1 secondary within 2 km
    40
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Amenitiesscore 43/100 · weight 15% · -1.1 pts
    Supermarket
    supermarket: 2 within 20 min, nearest NTUC Fairprice Co-operative Ltd 12 min (straight-line equivalent)
    50
    Wet market
    wet market: 1 within 20 min, nearest Blk 82 Telok Blangah Drive 14 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 3 within 20 min, nearest Telok Blangah Hawker Centre & Market 14 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Harbourfront Centre) 14 min
    30
    Gp
    gp: 4 within 20 min, nearest Fraser Medical Centre 14 min
    70
    Childcare
    childcare: 17 within 20 min, nearest LEARNING SEEDS CHILD DEVELOPMENT CENTRE PTE.LTD. 4 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest BUKIT CHERMIN BOARDWALK 31 min
    100
    Sports facility
    sports facility: 0 within 20 min, nearest ActiveSG Gym@Enabling Village 41 min
    0
    Library
    library: 0 within 20 min, nearest Harbourfront Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 202 within 20 min, nearest FAWJIYAH BTE SHARIFF 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Telok Blangah CC 18 min
    20
    Polyclinic
    polyclinic: 0 within 20 min, nearest BUKIT MERAH POLYCLINIC 33 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ALEXANDRA HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Unitscore 46/100 · weight 25% · -1.0 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 50%)
    Size
    median 1,119 sq ft over 181 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Resale19 resales a year, more than 97% of similar homes+1.2
Future supply1,110 new condo and EC homes planned within 2 km; no new rail station-0.8

Downsizer

Moderate fit · Medium confidence
60/100

Why it scores well

ValueRecorded prices 4% below 44 comparables within 2 km+4.1
Location10 min walk to Telok Blangah MRT Station (CC28)+3.3
Unit2 bedrooms, median 1,119 sq ft+2.0

What holds it back

Amenities2 of 13 measured amenities within a 10-min walk-1.4
Future supply1,110 new condo and EC homes planned within 2 km; no new rail station-0.6
SchoolsBlangah Rise Primary School, 22 min walk; 0 primary schools within 1 km-0.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 10.0 = 60
  • Valuescore 77/100 · weight 15% · +4.1 pts

    recorded prices 4% below 44 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 44, floor on 44)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Locationscore 67/100 · weight 20% · +3.3 pts
    Mrt
    9.6 min walk to TELOK BLANGAH MRT STATION (CC28)
    80
    Bus
    0 bus stops within a 5-minute walk, 5 within 10 (straight-line equivalent, detour factor 1.406)
    40
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Unitscore 63/100 · weight 15% · +2.0 pts
    Bedrooms
    2 bedrooms (project basis, runner-up band 50%)
    Size
    median 1,119 sq ft over 181 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Amenitiesscore 43/100 · weight 20% · -1.4 pts
    Supermarket
    supermarket: 2 within 20 min, nearest NTUC Fairprice Co-operative Ltd 12 min (straight-line equivalent)
    50
    Wet market
    wet market: 1 within 20 min, nearest Blk 82 Telok Blangah Drive 14 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 3 within 20 min, nearest Telok Blangah Hawker Centre & Market 14 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Harbourfront Centre) 14 min
    30
    Gp
    gp: 4 within 20 min, nearest Fraser Medical Centre 14 min
    70
    Childcare
    childcare: 17 within 20 min, nearest LEARNING SEEDS CHILD DEVELOPMENT CENTRE PTE.LTD. 4 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest BUKIT CHERMIN BOARDWALK 31 min
    100
    Sports facility
    sports facility: 0 within 20 min, nearest ActiveSG Gym@Enabling Village 41 min
    0
    Library
    library: 0 within 20 min, nearest Harbourfront Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 202 within 20 min, nearest FAWJIYAH BTE SHARIFF 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Telok Blangah CC 18 min
    20
    Polyclinic
    polyclinic: 0 within 20 min, nearest BUKIT MERAH POLYCLINIC 33 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ALEXANDRA HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Future supplyscore 46/100 · weight 15% · -0.6 pts
    Competition risk
    0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 1110 on 2 land sales sites
    35
    Unlaunched supply
    0 listed projects (0 homes) and 2 Confirmed List sites (1110 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    no planned rail station within 2 km
    20
    Landuse change
    60 Master Plan parcels changed class within 2 km (10.8 benefit points)
    81

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Schoolsscore 37/100 · weight 3% · -0.4 pts
    Primary nearest
    22 min walk to BLANGAH RISE PRIMARY SCHOOL
    35
    Primary count
    0 primary within 1 km, 2 primary within 2 km
    40
    Primary transport
    Not measured
    Secondary nearest
    28 min walk to CHIJ ST. THERESA'S CONVENT
    35
    Secondary count
    0 secondary within 1 km, 1 secondary within 2 km
    40
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Lease99-year lease from 2006, about 79 years left+1.5
Resale19 resales a year, more than 97% of similar homes+1.7

3-bedroom homes115 recorded sales

Investor

Good fit · High confidence
70/100

Why it scores well

RentalGross yield 3.5%, against 2.8% for similar homes+6.8
ValueRecorded prices 6% below 52 comparables within 2 km+6.2
Resale26 resales a year, more than 97% of similar homes+3.1

What holds it back

Future supply1,110 new condo and EC homes planned within 2 km; no new rail station-0.9
Amenities2 of 13 measured amenities within a 10-min walk-0.6
SchoolsBlangah Rise Primary School, 22 min walk; 0 primary schools within 1 km-0.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 20.0 = 70
  • Rentalscore 84/100 · weight 20% · +6.8 pts
    Yield
    gross yield 3.5% against a peer median of 2.8%
    95
    Demand
    151 contracts over 4 quarters to 2026-06-30, 26 in the latest
    67
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Valuescore 81/100 · weight 20% · +6.2 pts

    recorded prices 6% below 52 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 52, floor on 52)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Resalescore 72/100 · weight 14% · +3.1 pts
    Frequency
    26.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $2,950,000 (p80 of 3-bedroom homes nationally)
    20
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-03

  • Future supplyscore 41/100 · weight 10% · -0.9 pts
    Competition risk
    0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 1110 on 2 land sales sites
    35
    Unlaunched supply
    0 listed projects (0 homes) and 2 Confirmed List sites (1110 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    no planned rail station within 2 km
    20
    Landuse change
    60 Master Plan parcels changed class within 2 km (10.8 benefit points)
    81

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Amenitiesscore 43/100 · weight 8% · -0.6 pts
    Supermarket
    supermarket: 2 within 20 min, nearest NTUC Fairprice Co-operative Ltd 12 min (straight-line equivalent)
    50
    Wet market
    wet market: 1 within 20 min, nearest Blk 82 Telok Blangah Drive 14 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 3 within 20 min, nearest Telok Blangah Hawker Centre & Market 14 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Harbourfront Centre) 14 min
    30
    Gp
    gp: 4 within 20 min, nearest Fraser Medical Centre 14 min
    70
    Childcare
    childcare: 17 within 20 min, nearest LEARNING SEEDS CHILD DEVELOPMENT CENTRE PTE.LTD. 4 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest BUKIT CHERMIN BOARDWALK 31 min
    100
    Sports facility
    sports facility: 0 within 20 min, nearest ActiveSG Gym@Enabling Village 41 min
    0
    Library
    library: 0 within 20 min, nearest Harbourfront Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 202 within 20 min, nearest FAWJIYAH BTE SHARIFF 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Telok Blangah CC 18 min
    20
    Polyclinic
    polyclinic: 0 within 20 min, nearest BUKIT MERAH POLYCLINIC 33 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ALEXANDRA HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Schoolsscore 37/100 · weight 3% · -0.4 pts
    Primary nearest
    22 min walk to BLANGAH RISE PRIMARY SCHOOL
    35
    Primary count
    0 primary within 1 km, 2 primary within 2 km
    40
    Primary transport
    Not measured
    Secondary nearest
    28 min walk to CHIJ ST. THERESA'S CONVENT
    35
    Secondary count
    0 secondary within 1 km, 1 secondary within 2 km
    40
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Location10 min walk to Telok Blangah MRT Station (CC28)+2.0
Unit3 bedrooms, median 1,625 sq ft+2.3
Lease99-year lease from 2006, about 79 years left+1.5

Young family

Moderate fit · High confidence
63/100

Why it scores well

Unit3 bedrooms, median 1,625 sq ft+8.7
ValueRecorded prices 6% below 52 comparables within 2 km+3.7
Location10 min walk to Telok Blangah MRT Station (CC28)+2.5

What holds it back

SchoolsBlangah Rise Primary School, 22 min walk; 0 primary schools within 1 km-2.6
Amenities2 of 13 measured amenities within a 10-min walk-1.3
Future supply1,110 new condo and EC homes planned within 2 km; no new rail station-0.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 13.3 = 63
  • Unitscore 93/100 · weight 20% · +8.7 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 31%)
    Size
    median 1,625 sq ft over 115 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Valuescore 81/100 · weight 12% · +3.7 pts

    recorded prices 6% below 52 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 52, floor on 52)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Locationscore 67/100 · weight 15% · +2.5 pts
    Mrt
    9.6 min walk to TELOK BLANGAH MRT STATION (CC28)
    80
    Bus
    0 bus stops within a 5-minute walk, 5 within 10 (straight-line equivalent, detour factor 1.406)
    40
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 37/100 · weight 20% · -2.6 pts
    Primary nearest
    22 min walk to BLANGAH RISE PRIMARY SCHOOL
    35
    Primary count
    0 primary within 1 km, 2 primary within 2 km
    40
    Primary transport
    Not measured
    Secondary nearest
    28 min walk to CHIJ ST. THERESA'S CONVENT
    35
    Secondary count
    0 secondary within 1 km, 1 secondary within 2 km
    40
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Amenitiesscore 43/100 · weight 18% · -1.3 pts
    Supermarket
    supermarket: 2 within 20 min, nearest NTUC Fairprice Co-operative Ltd 12 min (straight-line equivalent)
    50
    Wet market
    wet market: 1 within 20 min, nearest Blk 82 Telok Blangah Drive 14 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 3 within 20 min, nearest Telok Blangah Hawker Centre & Market 14 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Harbourfront Centre) 14 min
    30
    Gp
    gp: 4 within 20 min, nearest Fraser Medical Centre 14 min
    70
    Childcare
    childcare: 17 within 20 min, nearest LEARNING SEEDS CHILD DEVELOPMENT CENTRE PTE.LTD. 4 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest BUKIT CHERMIN BOARDWALK 31 min
    100
    Sports facility
    sports facility: 0 within 20 min, nearest ActiveSG Gym@Enabling Village 41 min
    0
    Library
    library: 0 within 20 min, nearest Harbourfront Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 202 within 20 min, nearest FAWJIYAH BTE SHARIFF 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Telok Blangah CC 18 min
    20
    Polyclinic
    polyclinic: 0 within 20 min, nearest BUKIT MERAH POLYCLINIC 33 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ALEXANDRA HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Future supplyscore 44/100 · weight 5% · -0.3 pts
    Competition risk
    0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 1110 on 2 land sales sites
    35
    Unlaunched supply
    0 listed projects (0 homes) and 2 Confirmed List sites (1110 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    no planned rail station within 2 km
    20
    Landuse change
    60 Master Plan parcels changed class within 2 km (10.8 benefit points)
    81

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Lease99-year lease from 2006, about 79 years left+1.5
Resale26 resales a year, more than 97% of similar homes+1.1

Large family

Limited fit · High confidence
57/100
  • Requirement warning: 3-bedroom homes are below this persona's minimum of 4 bedrooms.

Why it scores well

ValueRecorded prices 6% below 52 comparables within 2 km+3.1
Unit3 bedrooms, median 1,625 sq ft+2.6
Location10 min walk to Telok Blangah MRT Station (CC28)+2.0

What holds it back

SchoolsBlangah Rise Primary School, 22 min walk; 0 primary schools within 1 km-2.0
Amenities2 of 13 measured amenities within a 10-min walk-1.1
Future supply1,110 new condo and EC homes planned within 2 km; no new rail station-0.8
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 6.5 = 57
  • Valuescore 81/100 · weight 10% · +3.1 pts

    recorded prices 6% below 52 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 52, floor on 52)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Unitscore 60/100 · weight 25% · +2.6 pts
    Bedrooms
    3 bedrooms (project basis, runner-up band 31%)
    Size
    median 1,625 sq ft over 115 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Locationscore 67/100 · weight 12% · +2.0 pts
    Mrt
    9.6 min walk to TELOK BLANGAH MRT STATION (CC28)
    80
    Bus
    0 bus stops within a 5-minute walk, 5 within 10 (straight-line equivalent, detour factor 1.406)
    40
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Schoolsscore 37/100 · weight 15% · -2.0 pts
    Primary nearest
    22 min walk to BLANGAH RISE PRIMARY SCHOOL
    35
    Primary count
    0 primary within 1 km, 2 primary within 2 km
    40
    Primary transport
    Not measured
    Secondary nearest
    28 min walk to CHIJ ST. THERESA'S CONVENT
    35
    Secondary count
    0 secondary within 1 km, 1 secondary within 2 km
    40
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Amenitiesscore 43/100 · weight 15% · -1.1 pts
    Supermarket
    supermarket: 2 within 20 min, nearest NTUC Fairprice Co-operative Ltd 12 min (straight-line equivalent)
    50
    Wet market
    wet market: 1 within 20 min, nearest Blk 82 Telok Blangah Drive 14 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 3 within 20 min, nearest Telok Blangah Hawker Centre & Market 14 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Harbourfront Centre) 14 min
    30
    Gp
    gp: 4 within 20 min, nearest Fraser Medical Centre 14 min
    70
    Childcare
    childcare: 17 within 20 min, nearest LEARNING SEEDS CHILD DEVELOPMENT CENTRE PTE.LTD. 4 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest BUKIT CHERMIN BOARDWALK 31 min
    100
    Sports facility
    sports facility: 0 within 20 min, nearest ActiveSG Gym@Enabling Village 41 min
    0
    Library
    library: 0 within 20 min, nearest Harbourfront Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 202 within 20 min, nearest FAWJIYAH BTE SHARIFF 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Telok Blangah CC 18 min
    20
    Polyclinic
    polyclinic: 0 within 20 min, nearest BUKIT MERAH POLYCLINIC 33 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ALEXANDRA HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Future supplyscore 44/100 · weight 13% · -0.8 pts
    Competition risk
    0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 1110 on 2 land sales sites
    35
    Unlaunched supply
    0 listed projects (0 homes) and 2 Confirmed List sites (1110 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    no planned rail station within 2 km
    20
    Landuse change
    60 Master Plan parcels changed class within 2 km (10.8 benefit points)
    81

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Lease99-year lease from 2006, about 79 years left+1.5
Resale26 resales a year, more than 97% of similar homes+1.1

Downsizer

Limited fit · High confidence
59/100
  • Requirement warning: a median 1,625 sq ft is above the 1,500 sq ft a downsizer is usually looking for.

Why it scores well

ValueRecorded prices 6% below 52 comparables within 2 km+4.7
Location10 min walk to Telok Blangah MRT Station (CC28)+3.3
Resale26 resales a year, more than 97% of similar homes+1.5

What holds it back

Amenities2 of 13 measured amenities within a 10-min walk-1.4
Future supply1,110 new condo and EC homes planned within 2 km; no new rail station-0.6
SchoolsBlangah Rise Primary School, 22 min walk; 0 primary schools within 1 km-0.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 9.3 = 59
  • Valuescore 81/100 · weight 15% · +4.7 pts

    recorded prices 6% below 52 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 52, floor on 52)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Locationscore 67/100 · weight 20% · +3.3 pts
    Mrt
    9.6 min walk to TELOK BLANGAH MRT STATION (CC28)
    80
    Bus
    0 bus stops within a 5-minute walk, 5 within 10 (straight-line equivalent, detour factor 1.406)
    40
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Resalescore 72/100 · weight 7% · +1.5 pts
    Frequency
    26.0 resales a year over 12 months (p97 nationally)
    97
    Buyer pool
    Not measured
    Quantum
    median resale $2,950,000 (p80 of 3-bedroom homes nationally)
    20
    Competing supply
    Not measured
    Activity
    last resale 1 months ago
    100

    transactions, 2026-10-03

  • Amenitiesscore 43/100 · weight 20% · -1.4 pts
    Supermarket
    supermarket: 2 within 20 min, nearest NTUC Fairprice Co-operative Ltd 12 min (straight-line equivalent)
    50
    Wet market
    wet market: 1 within 20 min, nearest Blk 82 Telok Blangah Drive 14 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 3 within 20 min, nearest Telok Blangah Hawker Centre & Market 14 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Harbourfront Centre) 14 min
    30
    Gp
    gp: 4 within 20 min, nearest Fraser Medical Centre 14 min
    70
    Childcare
    childcare: 17 within 20 min, nearest LEARNING SEEDS CHILD DEVELOPMENT CENTRE PTE.LTD. 4 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest BUKIT CHERMIN BOARDWALK 31 min
    100
    Sports facility
    sports facility: 0 within 20 min, nearest ActiveSG Gym@Enabling Village 41 min
    0
    Library
    library: 0 within 20 min, nearest Harbourfront Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 202 within 20 min, nearest FAWJIYAH BTE SHARIFF 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Telok Blangah CC 18 min
    20
    Polyclinic
    polyclinic: 0 within 20 min, nearest BUKIT MERAH POLYCLINIC 33 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ALEXANDRA HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

  • Future supplyscore 46/100 · weight 15% · -0.6 pts
    Competition risk
    0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 1110 on 2 land sales sites
    35
    Unlaunched supply
    0 listed projects (0 homes) and 2 Confirmed List sites (1110 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    no planned rail station within 2 km
    20
    Landuse change
    60 Master Plan parcels changed class within 2 km (10.8 benefit points)
    81

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Schoolsscore 37/100 · weight 3% · -0.4 pts
    Primary nearest
    22 min walk to BLANGAH RISE PRIMARY SCHOOL
    35
    Primary count
    0 primary within 1 km, 2 primary within 2 km
    40
    Primary transport
    Not measured
    Secondary nearest
    28 min walk to CHIJ ST. THERESA'S CONVENT
    35
    Secondary count
    0 secondary within 1 km, 1 secondary within 2 km
    40
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Unit3 bedrooms, median 1,625 sq ft+0.7
Lease99-year lease from 2006, about 79 years left+1.5

4-bedroom homesbedroom count estimated from district rental bands15 recorded sales

Investor

Limited fit · Medium confidence
59/100

Why it scores well

RentalGross yield 4.1%, against 2.8% for similar homes+6.7
Resale5 resales a year, more than 90% of similar homes+2.8
Location10 min walk to Telok Blangah MRT Station (CC28)+2.0

What holds it back

ValueRecorded prices 12% above 8 comparables within 2 km-3.0
Future supply1,110 new condo and EC homes planned within 2 km; no new rail station-0.9
Amenities2 of 13 measured amenities within a 10-min walk-0.6
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 9.4 = 59
  • Rentalscore 84/100 · weight 20% · +6.7 pts
    Yield
    gross yield 4.1% against a peer median of 2.8%
    100
    Demand
    38 contracts over 4 quarters to 2026-06-30, 3 in the latest
    59
    Net yield
    Not measured

    ura_rental, 2026-09-18 · transactions, 2026-10-03

  • Resalescore 70/100 · weight 14% · +2.8 pts
    Frequency
    5.0 resales a year over 12 months (p91 nationally)
    91
    Buyer pool
    Not measured
    Quantum
    median resale $4,150,000 (p77 of 4-bedroom homes nationally)
    23
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Locationscore 67/100 · weight 12% · +2.0 pts
    Mrt
    9.6 min walk to TELOK BLANGAH MRT STATION (CC28)
    80
    Bus
    0 bus stops within a 5-minute walk, 5 within 10 (straight-line equivalent, detour factor 1.406)
    40
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Valuescore 35/100 · weight 20% · -3.0 pts

    recorded prices 12% above 8 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 8, floor on 8)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Future supplyscore 41/100 · weight 10% · -0.9 pts
    Competition risk
    0 unsold units in 0 selling projects within 2 km, 0 in 0 listed projects and 1110 on 2 land sales sites
    35
    Unlaunched supply
    0 listed projects (0 homes) and 2 Confirmed List sites (1110 homes) within 2 km
    Completion timing
    no listed project within reach carries an expected completion
    Planned rail
    no planned rail station within 2 km
    20
    Landuse change
    60 Master Plan parcels changed class within 2 km (10.8 benefit points)
    81

    ura_devsales, 2026-09-18 · ura_masterplan, 2026-09-20 · lta_datamall, 2026-09-20 · onemap, 2026-09-20

  • Amenitiesscore 43/100 · weight 8% · -0.6 pts
    Supermarket
    supermarket: 2 within 20 min, nearest NTUC Fairprice Co-operative Ltd 12 min (straight-line equivalent)
    50
    Wet market
    wet market: 1 within 20 min, nearest Blk 82 Telok Blangah Drive 14 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 3 within 20 min, nearest Telok Blangah Hawker Centre & Market 14 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Harbourfront Centre) 14 min
    30
    Gp
    gp: 4 within 20 min, nearest Fraser Medical Centre 14 min
    70
    Childcare
    childcare: 17 within 20 min, nearest LEARNING SEEDS CHILD DEVELOPMENT CENTRE PTE.LTD. 4 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest BUKIT CHERMIN BOARDWALK 31 min
    100
    Sports facility
    sports facility: 0 within 20 min, nearest ActiveSG Gym@Enabling Village 41 min
    0
    Library
    library: 0 within 20 min, nearest Harbourfront Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 202 within 20 min, nearest FAWJIYAH BTE SHARIFF 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Telok Blangah CC 18 min
    20
    Polyclinic
    polyclinic: 0 within 20 min, nearest BUKIT MERAH POLYCLINIC 33 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ALEXANDRA HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

SchoolsBlangah Rise Primary School, 22 min walk; 0 primary schools within 1 km-0.4
Unit4 bedrooms, median 2,551 sq ft+1.2
Lease99-year lease from 2006, about 79 years left+1.5

Young family

Limited fit · Medium confidence
57/100

Why it scores well

Unit4 bedrooms, median 2,551 sq ft+7.9
Location10 min walk to Telok Blangah MRT Station (CC28)+2.5
Lease99-year lease from 2006, about 79 years left+1.5

What holds it back

SchoolsBlangah Rise Primary School, 22 min walk; 0 primary schools within 1 km-2.6
ValueRecorded prices 12% above 8 comparables within 2 km-1.8
Amenities2 of 13 measured amenities within a 10-min walk-1.3
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 6.9 = 57
  • Unitscore 89/100 · weight 20% · +7.9 pts
    Bedrooms
    4 bedrooms (district basis, runner-up band 33%)
    Size
    median 2,551 sq ft over 15 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Locationscore 67/100 · weight 15% · +2.5 pts
    Mrt
    9.6 min walk to TELOK BLANGAH MRT STATION (CC28)
    80
    Bus
    0 bus stops within a 5-minute walk, 5 within 10 (straight-line equivalent, detour factor 1.406)
    40
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Leasescore 80/100 · weight 5% · +1.5 pts
    Age
    99-year lease from 2006, about 79 years left
    80
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Schoolsscore 37/100 · weight 20% · -2.6 pts
    Primary nearest
    22 min walk to BLANGAH RISE PRIMARY SCHOOL
    35
    Primary count
    0 primary within 1 km, 2 primary within 2 km
    40
    Primary transport
    Not measured
    Secondary nearest
    28 min walk to CHIJ ST. THERESA'S CONVENT
    35
    Secondary count
    0 secondary within 1 km, 1 secondary within 2 km
    40
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Valuescore 35/100 · weight 12% · -1.8 pts

    recorded prices 12% above 8 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 8, floor on 8)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Amenitiesscore 43/100 · weight 18% · -1.3 pts
    Supermarket
    supermarket: 2 within 20 min, nearest NTUC Fairprice Co-operative Ltd 12 min (straight-line equivalent)
    50
    Wet market
    wet market: 1 within 20 min, nearest Blk 82 Telok Blangah Drive 14 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 3 within 20 min, nearest Telok Blangah Hawker Centre & Market 14 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Harbourfront Centre) 14 min
    30
    Gp
    gp: 4 within 20 min, nearest Fraser Medical Centre 14 min
    70
    Childcare
    childcare: 17 within 20 min, nearest LEARNING SEEDS CHILD DEVELOPMENT CENTRE PTE.LTD. 4 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest BUKIT CHERMIN BOARDWALK 31 min
    100
    Sports facility
    sports facility: 0 within 20 min, nearest ActiveSG Gym@Enabling Village 41 min
    0
    Library
    library: 0 within 20 min, nearest Harbourfront Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 202 within 20 min, nearest FAWJIYAH BTE SHARIFF 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Telok Blangah CC 18 min
    20
    Polyclinic
    polyclinic: 0 within 20 min, nearest BUKIT MERAH POLYCLINIC 33 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ALEXANDRA HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Resale5 resales a year, more than 90% of similar homes+1.0
Future supply1,110 new condo and EC homes planned within 2 km; no new rail station-0.3

Large family

Limited fit · Medium confidence
58/100

Why it scores well

Unit4 bedrooms, median 2,551 sq ft+9.1
Location10 min walk to Telok Blangah MRT Station (CC28)+2.0
Lease99-year lease from 2006, about 79 years left+1.5

What holds it back

SchoolsBlangah Rise Primary School, 22 min walk; 0 primary schools within 1 km-2.0
ValueRecorded prices 12% above 8 comparables within 2 km-1.5
Amenities2 of 13 measured amenities within a 10-min walk-1.1
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 + 8.3 = 58
  • Unitscore 86/100 · weight 25% · +9.1 pts
    Bedrooms
    4 bedrooms (district basis, runner-up band 33%)
    Size
    median 2,551 sq ft over 15 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Locationscore 67/100 · weight 12% · +2.0 pts
    Mrt
    9.6 min walk to TELOK BLANGAH MRT STATION (CC28)
    80
    Bus
    0 bus stops within a 5-minute walk, 5 within 10 (straight-line equivalent, detour factor 1.406)
    40
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Leasescore 80/100 · weight 5% · +1.5 pts
    Age
    99-year lease from 2006, about 79 years left
    80
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Schoolsscore 37/100 · weight 15% · -2.0 pts
    Primary nearest
    22 min walk to BLANGAH RISE PRIMARY SCHOOL
    35
    Primary count
    0 primary within 1 km, 2 primary within 2 km
    40
    Primary transport
    Not measured
    Secondary nearest
    28 min walk to CHIJ ST. THERESA'S CONVENT
    35
    Secondary count
    0 secondary within 1 km, 1 secondary within 2 km
    40
    Secondary transport
    Not measured

    moe_schools, 2026-09-18 · onemap, 2026-09-20

  • Valuescore 35/100 · weight 10% · -1.5 pts

    recorded prices 12% above 8 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 8, floor on 8)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Amenitiesscore 43/100 · weight 15% · -1.1 pts
    Supermarket
    supermarket: 2 within 20 min, nearest NTUC Fairprice Co-operative Ltd 12 min (straight-line equivalent)
    50
    Wet market
    wet market: 1 within 20 min, nearest Blk 82 Telok Blangah Drive 14 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 3 within 20 min, nearest Telok Blangah Hawker Centre & Market 14 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Harbourfront Centre) 14 min
    30
    Gp
    gp: 4 within 20 min, nearest Fraser Medical Centre 14 min
    70
    Childcare
    childcare: 17 within 20 min, nearest LEARNING SEEDS CHILD DEVELOPMENT CENTRE PTE.LTD. 4 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest BUKIT CHERMIN BOARDWALK 31 min
    100
    Sports facility
    sports facility: 0 within 20 min, nearest ActiveSG Gym@Enabling Village 41 min
    0
    Library
    library: 0 within 20 min, nearest Harbourfront Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 202 within 20 min, nearest FAWJIYAH BTE SHARIFF 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Telok Blangah CC 18 min
    20
    Polyclinic
    polyclinic: 0 within 20 min, nearest BUKIT MERAH POLYCLINIC 33 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ALEXANDRA HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

Resale5 resales a year, more than 90% of similar homes+1.0
Future supply1,110 new condo and EC homes planned within 2 km; no new rail station-0.8

Downsizer

Weak fit · Medium confidence
48/100
  • Requirement warning: a median 2,551 sq ft is above the 1,500 sq ft a downsizer is usually looking for.

Why it scores well

Location10 min walk to Telok Blangah MRT Station (CC28)+3.3
Lease99-year lease from 2006, about 79 years left+1.5
Resale5 resales a year, more than 90% of similar homes+1.4

What holds it back

Unit4 bedrooms, median 2,551 sq ft; a weaker fit for this buyer-3.6
ValueRecorded prices 12% above 8 comparables within 2 km-2.2
Amenities2 of 13 measured amenities within a 10-min walk-1.4
Details behind each score
How the score is calculatedEach score starts at 50. Each factor adds or subtracts points based on its score and how important it is for this buyer.50 − 2.1 = 48
  • Locationscore 67/100 · weight 20% · +3.3 pts
    Mrt
    9.6 min walk to TELOK BLANGAH MRT STATION (CC28)
    80
    Bus
    0 bus stops within a 5-minute walk, 5 within 10 (straight-line equivalent, detour factor 1.406)
    40
    Employment
    Not measured
    Destinations
    Not measured
    Walking environment
    Not measured

    onemap, 2026-09-20 · lta_datamall, 2026-09-20

  • Leasescore 80/100 · weight 5% · +1.5 pts
    Age
    99-year lease from 2006, about 79 years left
    80
    Density
    Not measured
    Facilities
    Not measured
    Infrastructure
    Not measured
    Parking
    Not measured
    Maintenance
    Not measured

    transactions, 2026-10-03

  • Resalescore 70/100 · weight 7% · +1.4 pts
    Frequency
    5.0 resales a year over 12 months (p91 nationally)
    91
    Buyer pool
    Not measured
    Quantum
    median resale $4,150,000 (p77 of 4-bedroom homes nationally)
    23
    Competing supply
    Not measured
    Activity
    last resale 2 months ago
    100

    transactions, 2026-10-03

  • Unitscore 26/100 · weight 15% · -3.6 pts
    Bedrooms
    4 bedrooms (district basis, runner-up band 33%)
    Size
    median 2,551 sq ft over 15 sales
    Bathrooms
    Not measured
    Efficiency
    Not measured
    Layout
    Not measured

    transactions, 2026-10-03 · ura_rental, 2026-09-18

  • Valuescore 35/100 · weight 15% · -2.2 pts

    recorded prices 12% above 8 adjusted comparables of the same property type within 2 km over 12 months (mixed prices; lease adjusted on 8, floor on 8)

    transactions, 2026-10-03 · calibration/floor_premium, 2026-09-07 · calibration/lease_decay, 2026-09-07

  • Amenitiesscore 43/100 · weight 20% · -1.4 pts
    Supermarket
    supermarket: 2 within 20 min, nearest NTUC Fairprice Co-operative Ltd 12 min (straight-line equivalent)
    50
    Wet market
    wet market: 1 within 20 min, nearest Blk 82 Telok Blangah Drive 14 min (straight-line equivalent)
    40
    Hawker centre
    hawker centre: 3 within 20 min, nearest Telok Blangah Hawker Centre & Market 14 min
    70
    Food court
    Not measured
    Coffeeshop
    Not measured
    Pharmacy
    pharmacy: 2 within 20 min, nearest Guardian Pharmacy (Harbourfront Centre) 14 min
    30
    Gp
    gp: 4 within 20 min, nearest Fraser Medical Centre 14 min
    70
    Childcare
    childcare: 17 within 20 min, nearest LEARNING SEEDS CHILD DEVELOPMENT CENTRE PTE.LTD. 4 min (straight-line equivalent)
    100
    Playground
    Not measured
    Park
    park: 7 within 20 min, nearest BUKIT CHERMIN BOARDWALK 31 min
    100
    Sports facility
    sports facility: 0 within 20 min, nearest ActiveSG Gym@Enabling Village 41 min
    0
    Library
    library: 0 within 20 min, nearest Harbourfront Library 22 min
    0
    Mall
    Not measured
    Restaurants
    restaurants: 202 within 20 min, nearest FAWJIYAH BTE SHARIFF 4 min (straight-line equivalent)
    100
    Banking
    Not measured
    Convenience store
    Not measured
    Community centre
    community centre: 1 within 20 min, nearest Telok Blangah CC 18 min
    20
    Polyclinic
    polyclinic: 0 within 20 min, nearest BUKIT MERAH POLYCLINIC 33 min (straight-line equivalent)
    0
    Hospital
    hospital: 0 within 20 min, nearest ALEXANDRA HOSPITAL 40 min
    0
    Medical centre
    Not measured

    onemap, 2026-09-20

Other reasons in the score

These count too, but move the score less than the reasons above. A reason at 0.0 scored in the middle, so it neither raises nor lowers the score.

SchoolsBlangah Rise Primary School, 22 min walk; 0 primary schools within 1 km-0.4
Future supply1,110 new condo and EC homes planned within 2 km; no new rail station-0.6

Source: Reva’s fit scores, built in Oct 2026 from public records.

What is coming nearby

What new housing supply could mean for your buying decision.

About 1,110 condo, apartment and EC homes are coming within 2 km by 2031: 1,110 on 2 land sales sites.

Land sales sites within 2 km

  • Berlayar Close

    Confirmed List 2H2026 · 254 m away

    695 homes estimated · expected launch Dec 2026 · announced as of 2026-09-20

    2.82 ha · plot ratio 2.1 · sold by URA · located by override

    • New sites introduced in 2H2026.

  • Berlayar Drive

    Confirmed List 1H2026 · 326 m away

    415 homes estimated · expected launch May 2026 · awarded as of 2026-08-07 · tender closes 2026-08-04

    2.54 ha · plot ratio 1.4 · sold by URA · located by override

    Awarded 2026-08-07 to Intrepid Investments Pte. Ltd. and GuocoLand (Singapore) Pte. Ltd. at $576,778,554.00 ($16,307.46 per m² of floor area), 1 bids.

    • New sites introduced in 1H2026.

    What the land price implies for the launch price, per square foot of saleable area — not a forecast, and nothing about any existing home.

    at least $1,695.54 per sq ft — the land and the building alone

    about $3,159.41 per sq ft — where past launches landed: between $2,915.00 and $3,362.44

    How this was worked out

    Land 16,307.46 per m² of buildable area ÷ 1.07 (the 7% balcony allowance) = 15,240.62 per m² saleable, plus construction 3,010.00 per m² (Rider's Digest 2026 (Singapore), Rider Levett Bucknall, condominium — medium quality — total, as at 2026Q1) = 18,250.62 per m² = 1,695.54 per square foot — before financing, fees, marketing, taxes and any developer margin, each of which only adds to it. Checked on 34 launches on the record: held in 100%, typical gap 46% below the launch price.

    On the 34 launches on the record (sites awarded 2021–2025), the launch price sat at a typical 1.86 times the breakeven, the middle half between 1.72 and 1.98 times. Applied to this site's breakeven of 1,695.54: about 3,159.41 per square foot, between 2,915.00 and 3,362.44 — where past launches landed relative to the floor, not a forecast of this one.

    A figure with a published developer margin is not shown: no published developer margin for 2026-08-07 (costs.yaml names none).

    • price per m² of buildable floor area: 16,307.46 S$/m² GFA — source, read 2026-09-20 (the award of 2026-08-07)
    • balcony allowance: 7% share of residential GFA — source, read 2026-09-21 (applies from 2019-01-17)
    • construction cost: 3,010.00 S$/m² CFA — source, read 2026-09-21 (Condominium — Medium Quality — Total, low end, indicative as at 2026Q1 (Rider's Digest 2026 (Singapore), Rider Levett Bucknall, page 11); per m² of construction floor area, applied per m² of buildable area — a floor)
Land that could become homes later (not announced, not counted)

Potential supply is land that could become homes: Reserve List sites the government sells only on application, estates launched for collective sale, and residential-zoned land with no development on the record. Nothing here is announced, and none of it is counted above.

DistanceZoned forLand areaPlot ratioArea
153 m awayResidential50,391.8 m²not statedBukit Merah
740 m awayResidential31,624.5 m²4.5Bukit Merah
793 m awayResidential48,219.6 m²4Bukit Merah
1,726 m awayResidential10,743.7 m²not statedBukit Merah
1,848 m awayResidential5,781.4 m²not statedBukit Merah
1,880 m awayResidential8,183.6 m²2.5Bukit Merah

From the Master Plan. The record and OpenStreetMap (© OpenStreetMap contributors) show nothing built on these plots. No home count is estimated. The plot ratio is the floor area allowed for each square metre of land: the higher it is, the taller the buildings can be.

Homes due for completion across the Rest of Central Region

The authority’s count of private homes still to be completed in the Rest of Central Region (RCR), by the year they are expected to be completed, as at 2026Q2. It covers the whole region, so it shows the market this project sells into, not what is being built next to it.

ExpectedUnder constructionPlannedTotal
2H20262,51802,518
20274,164624,226
20283,941583,999
20291,4901,1912,681
20302,3472,1794,526
>203002,0852,085
Expected:
the half-year or year the homes are expected to be completed.
Under construction:
homes being built now.
Planned:
homes with planning approval where building has not started; their dates can move.
Total:
both together.

What to consider: a year with many completions means more new homes looking for buyers and tenants at the same time across the region. If you plan to sell or rent out around one of those years, expect more homes competing with yours.

Only projects of at least 200 non-landed or 15 landed units are in the authority's list of uncompleted projects.

Is this property right for you?

Reflections At Keppel BayIs it right for you?