Corals At Keppel Bay

Overview & Key Facts

Corals at Keppel Bay is a luxury waterfront condominium located at 1 Keppel Bay Drive in District 4. Designed by world-renowned architect Daniel Libeskind and developed by Keppel Bay Pte Ltd (a subsidiary of Keppel Land), the development was completed in 2016 and comprises 366 units on a 38,830 sqm site. The 99-year lease commenced in 2007, leaving approximately 80 years remaining.

The architecture is the development’s defining statement. The residential blocks are arranged in a V-formation, mimicking the organic flow of coastal reef formations. This positioning keeps the ocean frontage open, allowing spectacular bay views even from the furthest set-back units. Corals is the most exclusive of the three Keppel Land developments in the precinct (alongside Reflections at Keppel Bay and Caribbean at Keppel Bay), and it shows in the design ambition and finishing quality.

The development received the BCA Green Mark GoldPlus Award for its sustainable design features, including energy-efficient systems, sustainable landscaping, and water-saving technologies. At an average PSF of approximately S$2,055 with a rental yield of 3.8%, Corals positions itself at the intersection of lifestyle luxury and pragmatic investment — a rare combination in Singapore’s waterfront segment.

Location & Connectivity

Keppel Bay Drive is located in the Bukit Merah precinct of District 4, accessible via HarbourFront MRT (Circle Line and North-East Line interchange) and Telok Blangah MRT (Circle Line). HarbourFront is approximately 800 metres away — a 10-minute walk that involves crossing the Keppel Bay area, which is pleasant but not sheltered. The station provides access to two MRT lines plus the Sentosa Express monorail.

VivoCity, Singapore’s largest waterfront mall, is about a 7-minute walk away and serves as the primary shopping and dining destination for the precinct. It houses a FairPrice Xtra supermarket, Golden Village cinema, extensive food courts, and a rooftop playground. For drivers, Shenton Way and the CBD are approximately 4 minutes away, while Orchard Road is reachable in about 8 minutes.

The broader neighbourhood context is transforming. Keppel Bay sits within the Greater Southern Waterfront (GSW) — one of Singapore’s most ambitious urban planning initiatives, which envisions a 30-km stretch of waterfront living, working, and recreation from Pasir Panjang to Marina East. This masterplan has significant long-term implications for property values in the Keppel Bay precinct.

Schools & Education

Facilities

Corals at Keppel Bay provides resort-grade facilities spread across its generous low-rise site. The amenity list includes a 50-metre swimming pool, hydro spa, tennis court, gymnasium, BBQ pavilions, and multiple landscaped gardens. Reflecting pools and water gardens are artfully positioned between the residential blocks, creating natural privacy screens and a serene, resort-like atmosphere. A waterfront boardwalk provides direct access to the Keppel Bay promenade for walking and jogging.

“Beautiful and peaceful surroundings with direct access to a boardwalk along the waterfront with breathtaking views of the sea. Close to parks like Labrador and Mount Faber, plus just a 7-minute walk to VivoCity. A quiet and well-designed condo.”

— Resident review via PropertyGuru

One noted limitation: the gymnasium is described as narrow with limited equipment relative to the development’s scale. This is a common trade-off in Libeskind-designed developments where architectural form sometimes constrains functional space allocation. The pool, however, is generous and the overall landscape design — with its reflecting pools and tropical planting — compensates for any individual facility shortcomings.

Unit Sizes & Layout

The unit mix at Corals is diverse: 46 one-bedders (from 570 sqft), 115 two-bedders, 87 three-bedders, 70 three-bedroom deluxe, 18 four-bedders, 22 four-bedroom deluxe, and 8 penthouses extending to 7,868 sqft. The Libeskind design means that units are not rectangular boxes — many feature angular walls, curved facades, and unconventional room shapes that create dramatic living spaces but can challenge furniture placement.

The V-formation block arrangement means that the majority of units capture some degree of water view, though the best panoramic bay views are reserved for higher floors and corner stacks. Interior finishings are premium, befitting the Keppel Land pedigree — marble flooring, high-quality kitchen fittings, and well-specified bathrooms come standard. The architectural language extends into the unit interiors, with the angular design creating living rooms that feel more like contemporary art galleries than conventional apartments.

Pricing & Market Position

Across 91 recorded transactions (all-time), sale prices range from $1,200,000 to $11,600,000, averaging $3,801,018.

Over the last 12 months, transactions averaged $2,035 psf.

Rents range from $2,900 to $30,000 per month across 688 rental transactions. Current rental yield sits at approximately 2.7%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at CORALS AT KEPPEL BAY typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has declined by 6.8% (from $2,201 to $2,052 psf).

Neighbourhood Comparison

The most direct competitors are the two other Keppel Land developments in the precinct. Reflections at Keppel Bay (designed by Daniel Libeskind, 1,129 units, 99-year from 2007) offers a larger-scale waterfront experience with more unit variety and slightly lower PSF, but with a higher-density environment. Caribbean at Keppel Bay (1,120 units, 99-year from 2002) is the value play in the trio, with the oldest lease but the lowest PSF entry point.

Beyond the Keppel Bay cluster, The Reef at King’s Dock offers a newer alternative in the same precinct with a fresh lease and direct waterfront access, though at significantly higher PSF. For buyers considering waterfront living in other parts of Singapore, Seaside Residences (East Coast) and The Waterside (Tanjong Rhu) offer freehold alternatives at comparable or lower PSF, but without the architectural distinction or Greater Southern Waterfront exposure.

Lease Decay Analysis

The 99-year lease runs from 2007, meaning approximately 19 years have already been consumed. Roughly 80 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~70 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates CORALS AT KEPPEL BAY across multiple dimensions.

What Residents Say

“Beautiful and peaceful surroundings with direct access to a boardwalk along the waterfront with breathtaking views of the sea. Near Labrador Park and Mount Faber for nature walks. A quiet and well-designed condo overall.”

— Resident review via PropertyGuru

“The gym is narrow with little equipment. But the pool is quite large and the overall design of the condo is impressive. The waterfront views from the higher floors are genuinely spectacular, especially at sunset.”

— Resident feedback via 99.co

“Living here feels special. The architecture is unlike anything else in Singapore. VivoCity is close enough for all daily needs. The only downside is the walk to HarbourFront MRT is not sheltered and can be uncomfortable in rain.”

— Owner observation via PropertyGuru

Strengths & Weaknesses

Verdict

Corals at Keppel Bay occupies a unique niche: it is a world-class architectural statement in a waterfront precinct that is about to undergo transformative urban renewal. At approximately S$2,055 psf with a 3.8% rental yield, the investment fundamentals are arguably the strongest in the Keppel Bay trio (Corals, Reflections, Caribbean). The relatively healthy yield reflects strong rental demand from professionals working in the nearby CBD and Mapletree business parks.

The 80-year remaining lease is the primary trade-off against the neighbouring Reflections at Keppel Bay, which holds a slightly longer lease. For a 20-year holding period, this difference is immaterial. For generational planning, it is worth noting. The Greater Southern Waterfront masterplan provides a compelling long-term thesis, though the full realisation of this vision will unfold over decades.

For buyers who want waterfront living with genuine architectural distinction, proximity to the CBD, and exposure to one of Singapore’s most significant urban transformation projects, Corals at Keppel Bay is difficult to match. The angular design is polarising — some buyers love it, others find it impractical — so personal viewing is essential. This is a development you need to experience in person before committing.