Keppel BayWaterfront living
Reflections at Keppel Bay
Curving waterfront towers and low-rise villa apartments at Keppel Bay.
View developmentDistrict 16 · Singapore
Urban Vista
Private residential property research, grounded in recorded Singapore transactions.
- Property
- Private residential
Fair value & asking price
A 600 sq ft home in Urban Vista
Comparable-sale benchmarkS$928,500
S$907,500 – S$965,972
Middle 50% of recorded prices
10 comparable sales over 12 months
Recent comparable sale is S$46,500 higher than the benchmark.
5.0%above the benchmark
Recent comparable saleS$975,000
Comparable medianS$928,500
S$0S$1,500,000
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$1,626
- Comparable sales
- 10Past 12 months
- Recorded PSF change
- +0.1%Latest 12 months vs previous 12
- Recorded tenure
- 99-year leasehold
Price performance over time
Quarterly 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 quarterly figures
| Period | Sales | Median / sq ft | Middle 50% |
|---|---|---|---|
| Q4 2021 | 5 | S$1,415 | S$1,390–1,421 |
| Q1 2022 | 6 | S$1,376 | S$1,316–1,464 |
| Q2 2022 | 2 | Insufficient sales | — |
| Q3 2022 | 6 | S$1,464 | S$1,353–1,525 |
| Q4 2022 | 3 | Insufficient sales | — |
| Q1 2023 | 4 | Insufficient sales | — |
| Q2 2023 | 4 | Insufficient sales | — |
| Q3 2023 | 2 | Insufficient sales | — |
| Q4 2023 | 3 | Insufficient sales | — |
| Q1 2024 | 1 | Insufficient sales | — |
| Q2 2024 | 6 | S$1,579 | S$1,513–1,667 |
| Q3 2024 | 6 | S$1,564 | S$1,557–1,570 |
| Q4 2024 | 4 | Insufficient sales | — |
| Q1 2025 | 2 | Insufficient sales | — |
| Q2 2025 | 5 | S$1,573 | S$1,565–1,635 |
| Q3 2025 | 5 | S$1,626 | S$1,562–1,685 |
| Q4 2025 | 3 | Insufficient sales | — |
| Q1 2026 | 3 | Insufficient sales | — |
| Q2 2026 | 2 | Insufficient sales | — |
| Q3 2026 | 2 | Insufficient sales | — |
Price versus other developments
District 16 · 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 16 transactions
47 / 100
Price percentile
3.0% below the district 16 median of S$1,677 / sq ft.
Based on 57 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 16 resale prices for similar-sized homes
Urban Vista: S$1,626 / sq ftMarket median: S$1,677 / 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$1,238–1,340 | 2 |
| S$1,340–1,442 | 3 |
| S$1,442–1,544 | 11 |
| S$1,544–1,645 | 12 |
| S$1,645–1,747 | 5 |
| S$1,747–1,849 | 6 |
| S$1,849–1,951 | 3 |
| S$1,951–2,052 | 9 |
| S$2,052–2,154 | 6 |
| S$2,154–2,256 | 0 |
What traded in this development
Unit sizes in recorded resales over the past 12 months
- Under 750 sq ft
- 1961.3%
- 750–1,199 sq ft
- 929.0%
- 1,200–1,799 sq ft
- 39.7%
- 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
510–690 sq ft · Past 12 months
| Month | Size | Floor band | Recorded price | Price / sq ft |
|---|---|---|---|---|
| 2026-07 | 603 sq ft | 11–15 | S$975,000 | S$1,618 |
| 2026-07 | 560 sq ft | 11–15 | S$915,000 | S$1,635 |
| 2026-06 | 592 sq ft | 6–10 | S$903,000 | S$1,525 |
| 2026-04 | 657 sq ft | 1–5 | S$938,888 | S$1,430 |
| 2026-02 | 592 sq ft | 11–15 | S$880,000 | S$1,486 |
| 2026-02 | 624 sq ft | 11–15 | S$1,025,000 | S$1,642 |
| 2026-02 | 678 sq ft | 1–5 | S$1,095,000 | S$1,615 |
| 2025-12 | 549 sq ft | 1–5 | S$905,000 | S$1,649 |
Up to eight recent matching sales shown; the recent comparison contains 10 matching sales in this window. The history chart also includes older matching sales. View all 198 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 Urban Vista 198 · All published history
Resale price history
2021-09–2026-08 · 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 | Urban Vista | Condominium | 47 m² | 1–5 | S$765,000 | S$1,512 |
| 2025-05 | Urban Vista | Condominium | 79 m² | 1–5 | S$1,315,000 | S$1,546 |
| 2025-05 | Urban Vista | Condominium | 41 m² | 1–5 | S$728,000 | S$1,650 |
| 2025-04 | Urban Vista | Condominium | 74 m² | 6–10 | S$1,300,000 | S$1,632 |
| 2025-04 | Urban Vista | Condominium | 58 m² | 1–5 | S$968,000 | S$1,551 |
| 2025-04 | Urban Vista | Condominium | 57 m² | 1–5 | S$960,000 | S$1,565 |
| 2025-04 | Urban Vista | Condominium | 56 m² | 11–15 | S$948,000 | S$1,573 |
| 2025-04 | Urban Vista | Condominium | 51 m² | 6–10 | S$925,000 | S$1,685 |
| 2025-04 | Urban Vista | Condominium | 52 m² | 6–10 | S$915,000 | S$1,635 |
| 2025-04 | Urban Vista | Condominium | 47 m² | 1–5 | S$764,000 | S$1,510 |
| 2025-04 | Urban Vista | Condominium | 41 m² | 6–10 | S$707,000 | S$1,602 |
| 2025-03 | Urban Vista | Condominium | 135 m² | 11–15 | S$1,900,000 | S$1,308 |
| 2025-03 | Urban Vista | Condominium | 73 m² | 11–15 | S$1,270,000 | S$1,616 |
| 2025-03 | Urban Vista | Condominium | 63 m² | 11–15 | S$1,200,000 | S$1,770 |
| 2025-03 | Urban Vista | Condominium | 78 m² | 11–15 | S$958,000 | S$1,141 |
| 2025-03 | Urban Vista | Condominium | 47 m² | 1–5 | S$759,000 | S$1,500 |
| 2025-03 | Urban Vista | Condominium | 41 m² | 6–10 | S$700,000 | S$1,586 |
| 2025-02 | Urban Vista | Condominium | 74 m² | 11–15 | S$1,330,000 | S$1,670 |
| 2025-02 | Urban Vista | Condominium | 58 m² | 1–5 | S$955,888 | S$1,531 |
| 2025-02 | Urban Vista | Condominium | 41 m² | 1–5 | S$680,000 | S$1,541 |
Explore the neighbourhood
What’s around Urban Vista — before you book a viewing.
URA project coordinates. The pin marks the development reference point. Get directions.
MRT stations
- 210 m
- Bedok South MRTTE301.3 km
- Sungei Bedok MRTDT37TE311.6 km
- Bedok MRTEW51.6 km
Schools
- Bedok View Secondary SchoolSecondary (S1-S5) · Co-Ed School390 m
- Bedok South Secondary SchoolSecondary (S1-S5) · Co-Ed School770 m
- St. Anthony'S Canossian Secondary SchoolSecondary (S1-S5) · Girls' School840 m
- Bedok Green Primary SchoolPrimary · Co-Ed School870 m
Shopping
- No verified places in this category within the search radius.
Parks & green spaces
- 310 m
- 390 m
- 400 m
- 450 m
Food & markets
- 530 m
- 810 m
- 1.3 km
- 1.3 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
