Keppel BayWaterfront living
Reflections at Keppel Bay
Curving waterfront towers and low-rise villa apartments at Keppel Bay.
View developmentDistrict 03 · Singapore
Tanglin View
Private residential property research, grounded in recorded Singapore transactions.
- Property
- Private residential
Fair value & asking price
A 1,140 sq ft home in Tanglin View
Comparable-sale benchmarkS$2,200,002
S$2,177,500 – S$2,226,251
Middle 50% of recorded prices
6 comparable sales over 12 months
Recent comparable sale is S$120,002 lower than the benchmark.
5.5%below the benchmark
Recent comparable saleS$2,080,000
Comparable medianS$2,200,002
S$0S$3,500,000
Below range
Within range
Above range
Recorded sale from 2026-07. 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$1,919
- Comparable sales
- 6Past 12 months
- Recorded PSF change
- +1.2%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 | 4 | Insufficient sales | — |
| H1 2022 | 4 | Insufficient sales | — |
| H2 2022 | 4 | Insufficient sales | — |
| H1 2023 | 7 | S$1,634 | S$1,612–1,682 |
| H2 2023 | 5 | S$1,626 | S$1,606–1,643 |
| H1 2024 | 3 | Insufficient sales | — |
| H2 2024 | 5 | S$1,740 | S$1,712–1,758 |
| H1 2025 | 9 | S$1,903 | S$1,884–1,950 |
| H2 2025 | 3 | Insufficient sales | — |
| H1 2026 | 3 | Insufficient sales | — |
| H2 2026 | 2 | Insufficient sales | — |
Price versus other developments
District 03 · 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.
Where the price sits
Against other district 03 transactions
16 / 100
Price percentile
18.2% below the district 03 median of S$2,345 / sq ft.
Based on 89 other sales. A lower relative price does not by itself establish that a property is undervalued.
Price versus the local market
The distribution of district 03 resale prices for similar-sized homes
Tanglin View: S$1,919 / sq ftMarket median: S$2,345 / sq ft
Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 12-month window and ±15% size band. This development is excluded from the market sample.
View price bands
| Price / sq ft | Recorded sales |
|---|---|
| S$1,574–1,736 | 3 |
| S$1,736–1,898 | 9 |
| S$1,898–2,060 | 14 |
| S$2,060–2,222 | 10 |
| S$2,222–2,384 | 10 |
| S$2,384–2,546 | 23 |
| S$2,546–2,708 | 10 |
| S$2,708–2,870 | 9 |
| S$2,870–3,032 | 0 |
| S$3,032–3,194 | 1 |
What traded in this development
Unit sizes in recorded resales over the past 12 months
- Under 750 sq ft
- 00.0%
- 750–1,199 sq ft
- 888.9%
- 1,200–1,799 sq ft
- 111.1%
- 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
969–1,311 sq ft · Past 12 months
| Month | Size | Floor band | Recorded price | Price / sq ft |
|---|---|---|---|---|
| 2026-07 | 1141 sq ft | 6–10 | S$2,080,000 | S$1,823 |
| 2026-07 | 1152 sq ft | 6–10 | S$2,200,000 | S$1,910 |
| 2026-06 | 1141 sq ft | 1–5 | S$2,170,000 | S$1,902 |
| 2026-06 | 1141 sq ft | 6–10 | S$2,280,000 | S$1,998 |
| 2026-01 | 1141 sq ft | 11–15 | S$2,235,000 | S$1,959 |
| 2025-10 | 1141 sq ft | 11–15 | S$2,200,004 | S$1,928 |
Up to eight recent matching sales shown; the recent comparison contains 6 matching sales in this window. The history chart also includes older matching sales. View all 70 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 Tanglin View 70 · All published history
Resale price history
2021-09–2026-07 · 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 |
|---|---|---|---|---|---|---|
| 2025-03 | Tanglin View | Condominium | 111 m² | 1–5 | S$1,740,000 | S$1,456 |
| 2025-01 | Tanglin View | Condominium | 106 m² | 6–10 | S$2,171,000 | S$1,903 |
| 2024-11 | Tanglin View | Condominium | 108 m² | 1–5 | S$1,990,000 | S$1,712 |
| 2024-09 | Tanglin View | Condominium | 179 m² | 16–20 | S$3,380,000 | S$1,754 |
| 2024-09 | Tanglin View | Condominium | 106 m² | 11–15 | S$2,110,000 | S$1,849 |
| 2024-09 | Tanglin View | Condominium | 106 m² | 11–15 | S$1,985,000 | S$1,740 |
| 2024-08 | Tanglin View | Condominium | 185 m² | 16–20 | S$3,250,000 | S$1,632 |
| 2024-08 | Tanglin View | Condominium | 107 m² | 6–10 | S$2,025,000 | S$1,758 |
| 2024-07 | Tanglin View | Condominium | 106 m² | 6–10 | S$1,950,000 | S$1,709 |
| 2024-06 | Tanglin View | Condominium | 106 m² | 6–10 | S$2,075,000 | S$1,819 |
| 2024-05 | Tanglin View | Condominium | 197 m² | 16–20 | S$3,450,000 | S$1,627 |
| 2024-03 | Tanglin View | Condominium | 106 m² | 6–10 | S$2,020,000 | S$1,770 |
| 2024-02 | Tanglin View | Condominium | 106 m² | 1–5 | S$1,800,000 | S$1,578 |
| 2023-11 | Tanglin View | Condominium | 106 m² | 1–5 | S$1,875,000 | S$1,643 |
| 2023-11 | Tanglin View | Condominium | 107 m² | 1–5 | S$1,850,000 | S$1,606 |
| 2023-10 | Tanglin View | Condominium | 116 m² | 6–10 | S$2,030,000 | S$1,626 |
| 2023-10 | Tanglin View | Condominium | 107 m² | 6–10 | S$1,960,000 | S$1,702 |
| 2023-10 | Tanglin View | Condominium | 81 m² | 11–15 | S$1,470,000 | S$1,686 |
| 2023-08 | Tanglin View | Condominium | 108 m² | 1–5 | S$1,828,000 | S$1,572 |
| 2023-07 | Tanglin View | Condominium | 128 m² | 1–5 | S$2,050,000 | S$1,488 |
Explore the neighbourhood
What’s around Tanglin View — before you book a viewing.
URA project coordinates. The pin marks the development reference point. Get directions.
MRT stations
- Redhill MRTEW18270 m
- Tiong Bahru MRTEW171.3 km
- Queenstown MRTEW191.3 km
- 1.3 km
Schools
- Crescent Girls' SchoolSecondary (S1-S4) · Girls' School140 m
- Queenstown Secondary SchoolSecondary (S1-S5) · Co-Ed School480 m
- Gan Eng Seng Primary SchoolPrimary · Co-Ed School750 m
- Gan Eng Seng SchoolSecondary (S1-S5) · Co-Ed School790 m
Shopping
- 1.3 km
- 1.4 km
- 1.6 km
Parks & green spaces
- 900 m
- 1.2 km
- 1.6 km
- 1.7 km
Food & markets
- 480 m
- 540 m
- 890 m
- 930 m
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.
Around the neighbourhood
Real places, photographed over time.
HortPark
VivoCity
Labrador Nature ReserveCheck 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
