CORALS AT KEPPEL BAY
UrbanLens Analysis
CORALS AT KEPPEL BAY commands $2,052 PSF -- 21% above what District 04 typically fetches ($1,694 PSF). HarbourFront MRT sits just 351m away (4-min walk), a clear connectivity win. Against THE REEF AT KING'S DOCK at $2,601 PSF, the 21% discount is worth examining closely.
A 12.1% drop in two years is a genuine correction. Bargain hunters take note, but only with clear conviction about the recovery thesis. 33 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE INTERLACE has gained 12.7% over the same period.
With ~80 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. At 3.9% gross yield versus the RCR average of 3.5%, rental returns are above-market. The $6,268/month median rent makes this genuinely compelling for income investors.
With 366 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| REFLECTIONS AT KEPPEL BAY | $1,715 | 3.8% | -1.4% |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | $1,804 | 3.8% | +3.3% |
| THE INTERLACE | $1,680 | 3.4% | +12.7% |
| CARIBBEAN AT KEPPEL BAY | $1,913 | 3.6% | +5.7% |
| THE REEF AT KING'S DOCK | $2,601 | 3.5% | +0.4% |
PSF Trend
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