View Full Version : Reflections at Keppel Bay (D4, 99 Years, Keppel Land)
East Coast Boy
17-04-13, 09:09
Was in the vicinity last night and today. The most expensive villa block with the units facing the sea appear totally unoccupied. For the tower blocks it looks like only 30% of the units have their lights on on any given evening.
I still think it looks very nice :)
http://i1344.photobucket.com/albums/p641/Reflections99/ScreenShot2013-03-31at11510PM_zps895133bf.png (http://s1344.photobucket.com/user/Reflections99/media/ScreenShot2013-03-31at11510PM_zps895133bf.png.html)
http://i1344.photobucket.com/albums/p641/Reflections99/ScreenShot2013-03-31at11431PM_zpsc471f8ff.png (http://s1344.photobucket.com/user/Reflections99/media/ScreenShot2013-03-31at11431PM_zpsc471f8ff.png.html)
http://i1344.photobucket.com/albums/p641/Reflections99/ScreenShot2013-03-31at11349PM_zps1fde17ca.png (http://s1344.photobucket.com/user/Reflections99/media/ScreenShot2013-03-31at11349PM_zps1fde17ca.png.html)
http://i1344.photobucket.com/albums/p641/Reflections99/ScreenShot2013-03-31at11252PM_zps17bf14aa.png (http://s1344.photobucket.com/user/Reflections99/media/ScreenShot2013-03-31at11252PM_zps17bf14aa.png.html)
http://i1344.photobucket.com/albums/p641/Reflections99/ScreenShot2013-03-31at11207PM_zpsf2d55994.png (http://s1344.photobucket.com/user/Reflections99/media/ScreenShot2013-03-31at11207PM_zpsf2d55994.png.html)
I think if Corals @ Keppel Bay going at 2.5k psf.. it will help to move some sales for the Reflections
http://forums.condosingapore.com/showthread.php?t=17182&page=2
Wow, East Coast Boy, very nice photo!
You taken yourself ?
East Coast Boy
19-04-13, 21:28
http://i1344.photobucket.com/albums/p641/Reflections99/ScreenShot2013-04-17at91316AM_zpsc0811095.png (http://s1344.photobucket.com/user/Reflections99/media/ScreenShot2013-04-17at91316AM_zpsc0811095.png.html)
http://i1344.photobucket.com/albums/p641/Reflections99/ScreenShot2013-04-17at92631AM_zps5f99b7b6.png (http://s1344.photobucket.com/user/Reflections99/media/ScreenShot2013-04-17at92631AM_zps5f99b7b6.png.html)
http://i1344.photobucket.com/albums/p641/Reflections99/ScreenShot2013-04-17at91316AM_zpsc0811095.png (http://s1344.photobucket.com/user/Reflections99/media/ScreenShot2013-04-17at91316AM_zpsc0811095.png.html)
http://i1344.photobucket.com/albums/p641/Reflections99/ScreenShot2013-04-17at92631AM_zps5f99b7b6.png (http://s1344.photobucket.com/user/Reflections99/media/ScreenShot2013-04-17at92631AM_zps5f99b7b6.png.html)
Your photos are really damn good man. You might be helping Keppel clear some units by making the development look this good!
starrynight
20-04-13, 10:10
Super nice photos!
hanafi_d2000
20-04-13, 11:56
great shots
Jonathan0503
20-04-13, 14:00
Beautiful..
East Coast boy, are u a professional photographer?
they should use you as their project photographer.
Your photos are really damn good man. You might be helping Keppel clear some units by making the development look this good!
Yes, fully agree. Can be made into postcards for their advertisement!
Coralis will give Reflection a boost if they priced at $2500psf?
hanafi_d2000
30-04-13, 00:15
I think around 1800 psf?
Coral room layout looks rather good
East Coast Boy
09-05-13, 07:53
26 winners for first BCA Universal Design Mark Award
Posted on May 8, 2013 by admin
A total of 26 winners have clinched the first BCA Universal Design Mark Award by the Building and Construction Authority (BCA).
Among them, the Platinum winners of the Award are Reflections at Keppel Bay, a private residential development, and education institution United World College of South East Asia (East Campus).
Newly introduced in October last year, the BCA Universal Design Mark Award is a voluntary certification scheme that encourages building owners, developers and architects to include or retrofit their buildings and developments with Universal Design features.
The award is part of BCA’s effort in developing a City of All Ages which allows people of all ages and abilities to live, work, learn and play.
Private residential development, Reflections at Keppel Bay, was given the highest accolade for the developer and architect’s outstanding provision of user-friendly features.
BCA says the development stands out not only for its iconic architectural presence, but also for its outstanding user-friendly and Universal Design features.
Although the design of Reflections at Keppel Bay was developed based on the 2002 edition of BCA’s Code on Accessibility, its Platinum status recognises the extra efforts by its developers and architects in creating a development that is inclusive and ahead of its time.
With its lush landscaping, spacious resting areas and leisure pools as well as elder and family-friendly features, Reflections at Keppel Bay is a comfortable and relaxing environment that allows people of all ages and abilities to enjoy.
To help its residents and visitors find their way, the architect used a creative design for its signs, which are in the form of a cube that makes it easy for users to find their way around the development.
For each residential block, there is a specially designed door for wheelchair users such that they need only minimum effort to move in and out without any assistance.
The United World College of South East Asia (East Campus) was the Gold winner of last year’s Universal Design Award.
BCA says its conferment of Platinum status this year is a clear recognition of how its developer and architects have gone further ahead and improved significantly the level of user-friendliness of the campus.
The college campus’ elevated landscape connects the four academic blocks to other facilities such as the main plaza, playing field, rest and discussion areas.
With its large signboards, and creative use of cultural motifs and colours for each block, students and visitors to the college can find their way around easily.
The developer and architect’s dedication to Universal Design also extends to details such as the careful separation of pedestrian and vehicular traffic for students of different ages around the college grounds and a nursing or lactation room for its staff.
Besides the two Platinum-certified winners, Changi Airport Terminal 1, JCube, Mapletree Business City and Pasir Ris Sports and Recreation Centre were also given BCA Universal Design Mark GoldPlus certifications.
The BCA Awards ceremony will be held on May 16 at the Resorts World Sentosa.
Amber Woods
20-05-13, 13:57
KepLand worries over 200 unsold units at Reflections
They're facing 'great difficulty' selling them.
According to CIMB, around 200 units of Keppel Land's Reflections remain unsold. Agents shared that they had faced great difficulty in renting out the units at Reflections last year (completed in 2012), given the tide of supply in the area.
Here's more:
Many owners had slashed rents to as low as S$4psf (implying 2.4% yields at current levels). This has since stabilised to S$5psf. At current rents,
implied gross yields for Corals are a low 3.2%. Agents continue to point to low deposit rates as a pitch for the relative attraction of its rental yields.
Not surprisingly, most buyers at the Corals went for the smaller 1-2 bedders. Take-up for 3-bedders and above priced at S$2.7m-10m per unit was lower. Investors made up the bulk of the initial take-up, with many concurrently owning units at Caribbean and Reflections.
According to the agents, many units sold at Reflections are currently vacant.
Many owners still have strong holding power, which may explain why physical prices have remained firm.
bargain hunter
20-05-13, 19:54
there are some 4 bedders asking for $1688psf. 26xx sq ft, at least 2 are low floor stack 88. interested buyers can check it out. quantum is still large though. remember to bargain lower. :)
there are some 4 bedders asking for $1688psf. lower. :)
see attached showing sea view unit stack 78 tower 25 at $1.3m or $1,548 psf
Transactions still at same psf after TOP at end of 2011 ....still got units transacted at about $1,5xx,000
Seems that Reflections does not give the usual returns expected after TOP
That is why they need to reflect.
Transactions still at same psf after TOP at end of 2011 ....still got units transacted at about $1,5xx,000
Seems that Reflections does not give the usual returns expected after TOP
see attached showing sea view unit stack 78 tower 25 at $1.3m or $1,548 psf
1.3 mil for 2 bedders at reflections?!
This is better than Potong Pasir new launches!
贵富猫未必一定是好猫
能捉老鼠的猫才是好猫
Award winning cat may not be a good cat.
A cat that is adept at catching mice is surely a good cat.
it has a really outstanding facade. but somehow I feel disappointed when I step inside.
it has a really outstanding facade. but somehow I feel disappointed when I step inside.
What were u disappointed about?
Care to elaborate?
Anyone know why this transaction is so high and if its developer or resale?
REFLECTIONS AT KEPPEL BAY
Condominium 04 RCR
Price: 10,800,000
Size: 3,391
Floor Strata 01 to 05
PSF: $3,185
Date: Oct-13
likely developer sale. could be one of those desirable villa units.
bargain hunter
08-11-13, 08:57
#04-68. likely a developer sale as there is no previous caveat.
as reference, #05-68 which is 3380 sq ft was sold for 3256psf or $11m.
these units are in the villa block and has direct sea view.
Anyone know why this transaction is so high and if its developer or resale?
REFLECTIONS AT KEPPEL BAY
Condominium 04 RCR
Price: 10,800,000
Size: 3,391
Floor Strata 01 to 05
PSF: $3,185
Date: Oct-13
Thanks! Developer sale doesn't prove so much then.
Given that Sentosa condo price has dropped so much (20-30%?) would be a strong signal if resale price fro Reflections hit a new high.
But seems not yet.
interesting technical stuff that is brought out by the question.
the facts:
1) squarefoot indicate developers last sale is on november 2012.
2) check with URA website confirmed this.
3) BCA indicates CSC approved on 30/7/2012
the plan number is A1182-00004-2000%. ( % is wildcard )
4) after CSC obtained, all developer sales are considered as resales.
after CSC obtained, developer still reported the sales, because CSC obtained in July, and developer reported sales to URA until november 2012.
the mystery is:
why isnt there any developer sales to URA from dec 2012 onwards for reflections?
q1) voluntary reporting to URA once TOP/CSC obtained?
q2) totally no developer sales from dec 2012 onwards? the resales are actually resales, and not developer sales. i will wait for URA developer sales 2013 october data.
my take is that villa unit is resale, previous owner didnt lodge caveat.
easy but expensive way is INLIS of course, to find out the truth.
my take is that villa unit is resale, previous owner didnt lodge caveat.
easy but expensive way is INLIS of course, to find out the truth.
Stack 68 is Villa Block A (Block 21). IIRC, this entire block is bought by a Middle East investment group and so chances that it is a resale unit is very high. The entire block sits by the promenade and directly faces the bay, giving it unrivalled marina and seaview; hence commanding such a high psf.
Thanks! Developer sale doesn't prove so much then.
Given that Sentosa condo price has dropped so much (20-30%?) would be a strong signal if resale price fro Reflections hit a new high.
But seems not yet.
May I know what you are trying to prove? What signal are you looking for?
In bought a villa unit a little while back on the basis this was the bests seaview in Singapore, guaranteed unblocked and more convenient that Sentosa.
In short, under priced because Keppel is not SC Global. I think Simon would have hordes salivating to but at 3-4K psf!
FYI...already vested so not looking to convince anyone.
In bought a villa unit a little while back on the basis this was the bests seaview in Singapore, guaranteed unblocked and more convenient that Sentosa.
In short, under priced because Keppel is not SC Global. I think Simon would have hordes salivating to but at 3-4K psf!
FYI...already vested so not looking to convince anyone.
Waterfront living is rare in Singapore and is like a commodity. With about 5000 units to be built in total at Sentosa Cove, it is a tad too crowded. It is not as convenient but then people buy Sentosa Cove for a different reason.
Agree with you that Reflections is undervalued and has potential for capital appreciation in the future, cheers!
One issue is the size. Which is Decent to live in but indecent compared to today's mickey mice.
One issue is the size. Which is Decent to live in but indecent compared to today's mickey mice.
Asking price @ about $1.5k psf is still decent ... a number of units asking for less than $2m and about $1.5k psf compared to more previously
see attached gif for caveats ...
6 JUN 2013 25 #09-78 840 1548 1,300,000
1 APR 2013 27 #06-80 1281 1546 1,980,000
25 MAR 2013 8 #01-36 1216 1628 1,980,000
5 JUN 2013 23 #09-72 1389 1584 2,200,000
many lost making transactions here.
On Jan 24, Keppel Land, the property arm of Keppel, clarified that Reflections @ Keppel Bay is exempted from conditions set out in the Qualifying Certificate under the Residential Property Act as the land was acquired in 2005. Keppel Land plans to hold on to 156 unit for rental, 87 out of a total of 1,129 units are still unsold.
With Lease having run 10 years since land acquired in 2005 and NEW developments on golf course after 7 years ( 2021 ), what are prices of GOLF or GREENERY facing units going to be like ?
No more such advertisements of " Golf view " " Greenery view " ?
""".......2 bedrooms unit with brilliant unblocked view of Keppel Golf Club
and skyline view. ........
Tenanted at $4000 till June 2014.
Monthly MCST $420.00 .........."
----------------------------------------------------------------
extract from ad by Renee Lim Sharma in property guru
+++++++++++++++++++++++++++++++++++
bargain hunter
17-02-14, 08:31
the land which the golf course sits on has already been zone for residential purposes under the latest draft masterplan.
With Lease having run 10 years since land acquired in 2005 and NEW developments on golf course after 7 years ( 2021 ), what are prices of GOLF or GREENERY facing units going to be like ?
No more such advertisements of " Golf view " " Greenery view " ?
""".......2 bedrooms unit with brilliant unblocked view of Keppel Golf Club
and skyline view. ........
Tenanted at $4000 till June 2014.
Monthly MCST $420.00 .........."
----------------------------------------------------------------
extract from ad by Renee Lim Sharma in property guru
+++++++++++++++++++++++++++++++++++
bargain hunter
17-02-14, 08:35
even at Ms. Renee's seemingly lowest quantum, firesale price of 1.6m for a 2 bedder...........
correct me if i'm wrong but property taxes would be around $300 a month?
net rental yield is in the low 2%............for whoever buys it for 1.6m.
With Lease having run 10 years since land acquired in 2005 and NEW developments on golf course after 7 years ( 2021 ), what are prices of GOLF or GREENERY facing units going to be like ?
No more such advertisements of " Golf view " " Greenery view " ?
""".......2 bedrooms unit with brilliant unblocked view of Keppel Golf Club
and skyline view. ........
Tenanted at $4000 till June 2014.
Monthly MCST $420.00 .........."
----------------------------------------------------------------
extract from ad by Renee Lim Sharma in property guru
+++++++++++++++++++++++++++++++++++
Asking price @ about $1.5k psf is still decent ... a number of units asking for less than $2m and about $1.5k psf compared to more previously
see attached gif for caveats ...
6 JUN 2013 25 #09-78 840 1548 1,300,000
1 APR 2013 27 #06-80 1281 1546 1,980,000
25 MAR 2013 8 #01-36 1216 1628 1,980,000
5 JUN 2013 23 #09-72 1389 1584 2,200,000
BANK AUCTION : REFLECTIONS : COLLIERS
SEE ATTACHED : PRICE $ ??
phantom_opera
20-02-14, 11:03
No credit expansion and punishing ABSD = no capital appreciation
Price must correct such that yield is minimum 4%
bargain hunter
20-02-14, 14:28
the seller bot at 2.87m in aug 2011, that means he needs to pay 8% stamp duty?
pptyguru shows that some are advertising at FROM 2.38m while others are advertising at 3m for the same unit.
some pple call the unit well furnished, some call it hedious looking.
quite gey kiang, 3 bedroom turn into 2 bedroom, when kenna this type of sale becomes a disadvantage.
BANK AUCTION : REFLECTIONS : COLLIERS
SEE ATTACHED : PRICE $ ??
the seller bot at 2.87m in aug 2011, that means he needs to pay 8% stamp duty?
pptyguru shows that some are advertising at FROM 2.38m while others are advertising at 3m for the same unit.
.
URA website shows many similar size units @ less than $2 million
REFLECTIONS 1,914,770 *** 1,206 *** 1,588 *** Apr-12
REFLECTIONS 1,916,530 *** 1,206 *** 1,590 *** Dec-11
REFLECTIONS 1,949,259 *** 1,206 *** 1,617 *** May-11
REFLECTIONS 1,980,000 *** 1,216 *** 1,628 *** Mar-13
REFLECTIONS 1,950,000 *** 1,227 *** 1,589 *** Nov-11
REFLECTIONS 1,908,000 1,227 *** 1,555 *** Nov-11
REFLECTIONS 1,950,000 *** 1,238 *** 1,575 *** Nov-11
REFLECTIONS 1,950,000 *** 1,259 *** 1,548 *** Nov-11
REFLECTIONS 1,980,000 *** 1,259 *** 1,572 *** Oct-11
REFLECTIONS 1,938,000 *** 1,281 *** 1,513 *** Nov-11
REFLECTIONS 1,980,000 *** 1,281 *** 1,546 *** Apr-13
REFLECTIONS 1,950,000 *** 1,302 *** 1,497 *** Nov-11
REFLECTIONS 1,943,240 *** 1,313 *** 1,480 *** Mar-12
REFLECTIONS 1,950,000 *** 1,324 *** 1,473 *** Feb-12
99 years lease from 15 March 2006
the seller bot at 2.87m in aug 2011, that means he needs to pay 8% stamp duty?
pptyguru shows that some are advertising at FROM 2.38m while others are advertising at 3m for the same unit.
some pple call the unit well furnished, some call it hedious looking.
quite gey kiang, 3 bedroom turn into 2 bedroom, when kenna this type of sale becomes a disadvantage.
*********************************************
Blk 27 #16-82 bank auction : no bids at today's auction
bargain hunter
01-03-14, 07:24
u went for the auction? what was the opening bid? if they asked for 2.9m as the base, sure no bids. no one counter offer at 2.3m?
*********************************************
Blk 27 #16-82 bank auction : no bids at today's auction
u went for the auction? what was the opening bid? if they asked for 2.9m as the base, sure no bids. no one counter offer at 2.3m?
$ 2.82 m opening price #16-82 : no counter offer
+++++++++++++++++++++++++++++++
Unit has no light fixtures , with many openings due to items removed such as tv set, etc
How many rooms is this and what size sqft?
Found it. Should be 3 bdrm at 1270 sqft.
bargain hunter
01-03-14, 20:50
i think its 3 bedroom 1292 sq ft but this owner converted to 2 bedrooms.
Found it. Should be 3 bdrm at 1270 sqft.
https://www.edgeprop.sg/property-news/unit-reflections-keppel-bay-incurs-215-mil-loss
Unit at Reflections at Keppel Bay incurs $2.15 mil loss
By Valerie Kor / EdgeProp Singapore | July 17, 2020 6:00 AM SGT
https://sg.tepcdn.com/public/usr/1r40hw/5e532d-G-L-30Jun-IWA-.jpg
The most unprofitable deal during the week of June 30 to July 7 occurred at Reflections at Keppel Bay, where a 2,260 sq ft four-bedroom unit was sold at a loss of $2.15 million. The seller purchased the 31st-floor unit in August 2010 for $6.15 million ($2,720 psf) and sold it on June 30 for $4 million ($1,770 psf), suffering a 35% loss or an annualised loss of 4% over almost 10 years.
Reflections at Keppel Bay is a 99-year condominium by developer Keppel Land, and designed by world-renowned architect, Daniel Libeskind. The District 4 property has a total of 1,129 units across six towers of between 24 and 41 storeys in height, as well as 11 six- to eight-storey villa apartment blocks. It is a five-minute drive to VivoCity and 10-minute drive to Sentosa. Nearby green spaces include Mount Faber Park and Telok Blangah Hill Park.
https://sg.tepcdn.com/public/usr/1r40hw/481886-BLD-REFLECTIONS-AT-KEPPEL-BAY-01-SIC-600px.jpg
The most unprofitable deal of the week occurred at Reflections at Keppel Bay, where a unit was sold for $4 million ($1,770 psf) on June 30 (Samuel Isaac Chua/The Edge Singapore)
The second highest loss incurred during the same period was the sale of a 2,088 sq ft, three-bedroom unit at Orchard Scotts. The fifth-floor apartment was purchased for $4.05 million ($1,939 psf) in October 2009 and sold for $3.46 million ($1,657 psf) on July 1, which translates to a loss of $590,000 (15%), or 1% a year in about 11 years.
Developed by Far East Organization, the 387-unit Orchard Scotts is located on Anthony Road, off Clemenceau Avenue North. It is a nine-minute walk from Newton MRT Station, which is an interchange for the North-South Line and Downtown Line. The District 9 property is close to Cairnhill Road and Orchard Road.
The third most unprofitable sale during the period was for a 1,055 sq ft, two-bedroom loft unit on the 13th floor at Fulcrum on Fort Road. It was purchased for $1.99 million ($1,889 psf) in April 2012 and sold for $1.72 million ($1,629 psf) on July 1. The loss was $274,930 (14%), or 2% a year over eight years.
Developed by CEL Development, Fulcrum is a 128-unit freehold condominium in District 15 with 23 storeys. It is within 10 minutes by car to the CBD via the East Coast Parkway (ECP), as well as to Kallang Wave Mall and Parkway Parade.
On the other hand, the most profitable deal during the week was the sale of a 1,518 sq ft, four-bedroom unit at The Sea View. The 18-floor unit reaped a 120% profit of $1.5 million, having been bought in October 2005 for $1.24 million ($820 psf) and sold on July 1 for $2.74 million ($1,804 psf). This translates to an annualised profit of 6% over almost 15 years.
https://sg.tepcdn.com/public/usr/1r40hw/546c2e-BLD-THE-SEAVIEW-02-SIC-600px.jpg
The most profitable deal of the week was for a 1,518 sq ft, four-bedroom unit at The Sea View, which was sold for $1.5 million (Samuel Isaac Chua/The Edge Singapore)
The Sea View on Amber Road is a freehold development by Wheelock Properties comprising 23 storeys and 546 units. It is a seven-minute drive to CBD using ECP or Nicoll Highway.
The second most profitable deal in the same period was for a unit at Varsity Park Condominium on West Coast Road in District 5. Purchased for $769,000 ($380 psf) in March 2006, the 2,024 sq ft, three-bedroom unit on the fifth floor was sold for $2.07 million ($1,023 psf) on July 6, netting a 170% profit of $1.3 million or a 7% annualised profit over 14 years.
Varsity Park Condominium is a 99-year leasehold condominium developed by CapitaLand. Comprising 530 units, the development is a short drive to West Coast Plaza and The Clementi Mall. It is near the National University of Singapore and adjacent to West Coast Park.
The third top gain for the period was chalked up by a four-bedroom apartment measuring 2,422 sq ft on the 13th floor of Horizon Towers in prime District 9. It was bought for $2 million ($826 psf) in June 2009 and sold for $3.2 million ($1,321 psf) on July 1, earning the seller a 60% profit of $1.2 million, or an annualised profit of 4% over 11 years.
Horizon Towers is a 210-unit, 99-year leasehold development located on Leonie Hill Road in prime District 9. It’s near the Orchard Road premium shopping area, the Orchard MRT station and upcoming Great World City MRT station.
https://sg.tepcdn.com/public/usr/1r40hw/59008f-top-gains-and-losses-june-30-to-july-7.jpg
is it good buy below $1500psf?
What happened to that URBAN TREASURES unit?
Foreclosed even before TOP?
Don't worry so much Reflection owners.
Please come back to this posting 12 months from now and tell me if your property value have gone up.
It will!
PropNex head has already said "can buy"!
Savills chief has just said "no bubble"!
You would rather listen to loses?
I guess not.
Its been a long time since i login to this forum…..re-reading this thread brings back much memories and makes for interesting read.
Some views were almost prophetic and some way off the charts! After 2007, we had GFC, rounds of cooling measures, and now COVID. Property as an investment class continues to grow from strength to strength. Yet, the `professional’ investors / fund managers (Arabic, Taiwanese….) who bought into Reflections at over 2000 psf have to unwind and realised losses in the millions / multi millions here and in Sentosa.
Wonder how and where are all the contributors of the past doing now? Hope all are by now happily retired and enjoying the fruits of your rewards!
Cheers and stay safe all!
PS: 14 years ago….anyone predicted we would have a situation like now…global pandemic lockdown? I didn’t…..
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