Keppel BayWaterfront living
Reflections at Keppel Bay
Curving waterfront towers and low-rise villa apartments at Keppel Bay.
View developmentDistrict 08 · Singapore
Citylights
Private residential property research, grounded in recorded Singapore transactions.
- Property
- Private residential
Fair value & asking price
A 890 sq ft home in Citylights
Comparable-sale benchmarkS$1,900,000
S$1,880,000 – S$1,910,000
Middle 50% of recorded prices
9 comparable sales over 12 months
Recent comparable sale is S$20,000 lower than the benchmark.
1.1%below the benchmark
Recent comparable saleS$1,880,000
Comparable medianS$1,900,000
S$0S$3,000,000
Below range
Within range
Above range
Recorded sale from 2026-08. Add an asking price above to compare a home you are considering. The amber band covers the middle 50% of similar-sized resale prices. The benchmark is their median, not an adjusted or bank valuation.
- Median price / sq ft
- S$2,104
- Comparable sales
- 9Past 12 months
- Recorded PSF change
- +0.8%Latest 12 months vs previous 12
- Recorded tenure
- 99-year leasehold
Price performance over time
Half-yearly resale prices per sq ft for the selected size band
Median recorded PSFMiddle 50% of prices
Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.
View half-yearly figures
| Period | Sales | Median / sq ft | Middle 50% |
|---|---|---|---|
| H2 2021 | 7 | S$1,684 | S$1,639–1,697 |
| H1 2022 | 4 | Insufficient sales | — |
| H2 2022 | 1 | Insufficient sales | — |
| H1 2023 | 5 | S$1,769 | S$1,697–1,812 |
| H2 2023 | 4 | Insufficient sales | — |
| H1 2024 | 5 | S$1,925 | S$1,890–1,962 |
| H2 2024 | 3 | Insufficient sales | — |
| H1 2025 | 3 | Insufficient sales | — |
| H2 2025 | 3 | Insufficient sales | — |
| H1 2026 | 5 | S$2,104 | S$2,101–2,143 |
| H2 2026 | 2 | Insufficient sales | — |
Price versus other developments
District 08 · 99-year leasehold
Median resale PSF over 12 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.
Local market context
Against other district 08 transactions
13 matching sales in other developments over 12 months. A price percentile needs five sales here and at least 20 elsewhere.
Price versus the local market
The distribution of district 08 resale prices for similar-sized homes
13 matching market sales are available; at least 20 are needed for this distribution.
What traded in this development
Unit sizes in recorded resales over the past 12 months
- Under 750 sq ft
- 422.2%
- 750–1,199 sq ft
- 950.0%
- 1,200–1,799 sq ft
- 527.8%
- 1,800 sq ft and above
- 00.0%
Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.
The sales behind the comparison
757–1,024 sq ft · Past 12 months
| Month | Size | Floor band | Recorded price | Price / sq ft |
|---|---|---|---|---|
| 2026-08 | 893 sq ft | 26–30 | S$1,880,000 | S$2,104 |
| 2026-07 | 893 sq ft | 31–35 | S$2,020,000 | S$2,261 |
| 2026-06 | 872 sq ft | 21–25 | S$1,910,000 | S$2,191 |
| 2026-05 | 893 sq ft | 16–20 | S$1,810,000 | S$2,026 |
| 2026-04 | 893 sq ft | 21–25 | S$1,915,000 | S$2,143 |
| 2026-04 | 893 sq ft | 16–20 | S$1,880,000 | S$2,104 |
| 2026-02 | 904 sq ft | 16–20 | S$1,900,000 | S$2,101 |
| 2025-12 | 926 sq ft | 16–20 | S$1,868,000 | S$2,018 |
Up to eight recent matching sales shown; the recent comparison contains 9 matching sales in this window. The history chart also includes older matching sales. View all 125 published sales across all sizes. Source dates have month precision.
How to read this analysis
The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.
Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology
All recorded resales in Citylights 125 · All published history
Resale price history
2021-08–2026-08 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.
Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.
| Month | Block / development | Type | Area | Floor band | Recorded price | Price / sq ft |
|---|---|---|---|---|---|---|
| 2025-06 | Citylights | Condominium | 132 m² | 36–40 | S$2,780,000 | S$1,957 |
| 2025-05 | Citylights | Condominium | 86 m² | 26–30 | S$1,900,000 | S$2,053 |
| 2025-04 | Citylights | Condominium | 122 m² | 26–30 | S$2,560,000 | S$1,949 |
| 2025-04 | Citylights | Condominium | 81 m² | 21–25 | S$1,830,000 | S$2,099 |
| 2025-03 | Citylights | Condominium | 122 m² | 11–15 | S$2,468,000 | S$1,879 |
| 2025-03 | Citylights | Condominium | 63 m² | 6–10 | S$1,320,000 | S$1,947 |
| 2025-03 | Citylights | Condominium | 52 m² | 26–30 | S$1,060,000 | S$1,894 |
| 2025-02 | Citylights | Condominium | 132 m² | 11–15 | S$2,530,000 | S$1,781 |
| 2025-02 | Citylights | Condominium | 83 m² | 26–30 | S$1,980,000 | S$2,216 |
| 2025-01 | Citylights | Condominium | 63 m² | 11–15 | S$1,210,000 | S$1,784 |
| 2025-01 | Citylights | Condominium | 55 m² | 26–30 | S$1,124,800 | S$1,900 |
| 2024-12 | Citylights | Condominium | 81 m² | 16–20 | S$1,850,000 | S$2,122 |
| 2024-12 | Citylights | Condominium | 52 m² | 6–10 | S$1,000,000 | S$1,787 |
| 2024-10 | Citylights | Condominium | 83 m² | 16–20 | S$1,780,000 | S$1,992 |
| 2024-09 | Citylights | Condominium | 63 m² | 31–35 | S$1,390,000 | S$2,050 |
| 2024-08 | Citylights | Condominium | 126 m² | 11–15 | S$2,400,000 | S$1,770 |
| 2024-08 | Citylights | Condominium | 81 m² | 6–10 | S$1,622,888 | S$1,861 |
| 2024-08 | Citylights | Condominium | 63 m² | 31–35 | S$1,330,000 | S$1,961 |
| 2024-08 | Citylights | Condominium | 52 m² | 26–30 | S$1,050,000 | S$1,876 |
| 2024-08 | Citylights | Condominium | 52 m² | 11–15 | S$1,010,000 | S$1,804 |
Explore the neighbourhood
What’s around Citylights — before you book a viewing.
URA project coordinates. The pin marks the development reference point. Get directions.
MRT stations
- Lavender MRTEW11100 m
- Bendemeer MRTDT23600 m
- Jalan Besar MRTDT22910 m
- 950 m
Schools
- Farrer Park Primary SchoolPrimary · Co-Ed School1.4 km
- Northlight SchoolSecondary (S1-S4) · Co-Ed School1.5 km
- Bendemeer Primary SchoolPrimary · Co-Ed School1.5 km
- Hong Wen SchoolPrimary · Co-Ed School1.6 km
Shopping
- 2.7 km
Parks & green spaces
- 480 m
- 640 m
- 650 m
- 660 m
Food & markets
- 310 m
- 580 m
- 700 m
- 1.2 km
Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.
Check a specific journey with OneMap
Address search and route estimates: SLA OneMap. Your destination is sent to OneMap to calculate this journey.
Continue your research
Explore another Singapore development
