Keppel Bay Plot 6 Review — HarbourFront · D4

PI Score: 71/100 — Solid Choice!

Is Keppel Bay Plot 6 a good buy?

PI Score rates Keppel Bay Plot 6 71/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Genuinely well-connected. Main watch-out: Not a school-belt play. Negotiate hard — pricing leaves little margin of safety.

Last updated 2025-01-15 · scored against URA caveat data.

Key facts

• Verdict: Solid Choice!
• Region: Rest of Central Region
• Tenure: 99-yr leasehold
• Expected TOP: 2030
• Units: 300
• Developer: GLS site · developer TBC
• Avg PSF: ~$2,800 psf
• Price from: S$1.34M

What works in its favour

• Genuinely well-connected: Location scores 9/10 — MRT and daily amenities are within practical reach, which is what keeps both tenant demand and the resale pool deep.
• Rental demand supports ~3.4% gross: Rental scores 8/10 — tenants are findable in this pocket, so an investor is not underwriting long vacancy between leases.
• Precinct has a catalyst: Growth scores 8/10 — infrastructure or Master Plan work in the area gives this a reason to re-rate beyond general market drift.

What to watch out for

• Not a school-belt play: Schools score 4/10 — families treating P1 proximity as the deciding criterion will find better odds elsewhere, which thins one important slice of the resale pool.
• Pricing is already full: Value scores 6/10 at ~$2,800 psf (entry from $1.34M) — the market has recognised this address, so the upside case needs to actually play out rather than merely re-rate.
• Plan a patient exit: Exit scores 6/10 across 300 units — a thinner resale pool means fewer comparables and a longer runway to sell. Budget five to eight years minimum.

Who Keppel Bay Plot 6 suits

• Buyers who prioritise a central, well-connected address
• Yield investors — ~3.4% gross is workable; favour larger unit types
• Forward-looking buyers comfortable waiting for precinct transformation to deliver

Who should look elsewhere

• Buyers who need a margin of safety — pricing is full and leaves little room for error
• Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
• Families for whom P1 school access is the primary criterion

Huat Kueh says

Waterfront HarbourFront plot — unit count still TBC. Watch the quantum carefully.

Nearby condo reviews

• Grand Dunman — Dunman Road · D15
• AMO Residence — Ang Mo Kio · D20
• The Orie — Toa Payoh · D12
• Tembusu Grand — Katong · D15
• The Continuum — Thiam Siew Ave · D15
• Jadescape — Marymount · D20