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Thread: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

  1. #1021
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    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.
    click: 🏢shoeboxmickeymousehouse 🏢

  2. #1022
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    it has a really outstanding facade. but somehow I feel disappointed when I step inside.

  3. #1023
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    Quote Originally Posted by Rosy
    it has a really outstanding facade. but somehow I feel disappointed when I step inside.
    What were u disappointed about?
    Care to elaborate?

  4. #1024
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    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

  5. #1025
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    likely developer sale. could be one of those desirable villa units.

  6. #1026
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    #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.

    Quote Originally Posted by 8kenshin View Post
    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

  7. #1027
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    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.

  8. #1028
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    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.

  9. #1029
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    Quote Originally Posted by hopeful View Post
    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.
    “其疾如風,其徐如林,侵掠如火,不動如山,難知如陰,動如雷震”

  10. #1030
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    Quote Originally Posted by 8kenshin View Post
    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?
    “其疾如風,其徐如林,侵掠如火,不動如山,難知如陰,動如雷震”

  11. #1031
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    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.

  12. #1032
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    Quote Originally Posted by 8kenshin View Post
    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!
    “其疾如風,其徐如林,侵掠如火,不動如山,難知如陰,動如雷震”

  13. #1033
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    One issue is the size. Which is Decent to live in but indecent compared to today's mickey mice.

  14. #1034
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    Default now asking about $1.5k psf for small units

    Quote Originally Posted by newbie11 View Post
    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

  15. #1035
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    many lost making transactions here.

  16. #1036
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    Default No golf or greenery view in 7 years' time as confirmed in today's straits times

    Quote Originally Posted by East Coast Boy View Post
    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
    +++++++++++++++++++++++++++++++++++

  17. #1037
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    the land which the golf course sits on has already been zone for residential purposes under the latest draft masterplan.

    Quote Originally Posted by Heng View Post
    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
    +++++++++++++++++++++++++++++++++++

  18. #1038
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    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.



    Quote Originally Posted by Heng View Post
    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
    +++++++++++++++++++++++++++++++++++

  19. #1039
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    Default Bank auction Reflections by Colliers

    Quote Originally Posted by Heng View Post
    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 $ ??

  20. #1040
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    No credit expansion and punishing ABSD = no capital appreciation

    Price must correct such that yield is minimum 4%
    Ride at your own risk !!!

  21. #1041
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    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.



    Quote Originally Posted by Heng View Post
    BANK AUCTION : REFLECTIONS : COLLIERS
    SEE ATTACHED : PRICE $ ??

  22. #1042
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    Default About $1,5xx psf or less than $2m for similar size units

    Quote Originally Posted by bargain hunter View Post
    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

  23. #1043
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    99 years lease from 15 March 2006
    Yee ha! Did I tickle your funny bone?


  24. #1044
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    Default 27 #16-82 bank auction : no bids tendered today

    Quote Originally Posted by bargain hunter View Post
    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

  25. #1045
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    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?

    Quote Originally Posted by Heng View Post
    *********************************************

    Blk 27 #16-82 bank auction : no bids at today's auction

  26. #1046
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    Default $ 2.82 m opening price #16-82 : no counter offer

    Quote Originally Posted by bargain hunter View Post
    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

  27. #1047
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    How many rooms is this and what size sqft?

  28. #1048
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    Found it. Should be 3 bdrm at 1270 sqft.

  29. #1049
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    i think its 3 bedroom 1292 sq ft but this owner converted to 2 bedrooms.

    Quote Originally Posted by Khng8 View Post
    Found it. Should be 3 bdrm at 1270 sqft.

  30. #1050
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    Default Re: Reflections at Keppel Bay (D4, 99 Years, Keppel Land)

    https://www.edgeprop.sg/property-new...s-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



    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.


    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.


    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.


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