THE REEF AT KING'S DOCK
UrbanLens Analysis
THE REEF AT KING'S DOCK commands $2,601 PSF -- 54% above what District 04 typically fetches ($1,694 PSF). HarbourFront MRT sits just 338m away (4-min walk), a clear connectivity win.
Prices have essentially flatlined over two years (+0.4%), suggesting a market in equilibrium. 49 transactions over two years gives deep liquidity and reliable pricing signals. For context, REFLECTIONS AT KEPPEL BAY has lost 1.4% over the same period.
With ~94 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Gross yield of 3.5% tracks the RCR average of 3.5%. At $5,265/month median rent, income is market-rate -- neither a standout nor a weakness.
With 429 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously. The city-fringe location offers genuine accessibility without core-district pricing, which is the fundamental upgrader value proposition.
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% |
| CORALS AT KEPPEL BAY | $2,052 | 3.9% | -12.1% |
PSF Trend
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