The Island Residence at Keppel Bay: Site and Launch Guide
Eighty-four units by Keppel Land at Keppel Bay — the last residential piece of a waterfront masterplan that began with Caribbean at Keppel Bay more than twenty years ago.
Upcoming launch — estimated 3Q 2026
In short: The Island Residence is a 99-year leasehold development of 84 units at Keppel Bay in District 4, by Keppel Land International. Launch is expected around 3Q 2026. No land cost has been published — this is part of Keppel's own long-held waterfront masterplan rather than a Government Land Sales site — so there is no land-bid model on this page, only what is actually known.
The Island Residence at a glance
Source: PropNex local-project data, 7 Aug 2026. Not a Government Land Sales site — no public tender record exists · Updated 7 Aug 2026
| Location | Keppel Bay, District 4 — Keppel Bay, HarbourFront, Telok Blangah, Sentosa · Rest of Central Region |
|---|---|
| Developer | Keppel Land International Ltd |
| Tenure | 99-year leasehold |
| Site area | 538,000 sq ft |
| Total units | 84 |
| Nearest MRT | HarbourFront (Circle Line + North East Line interchange (CC29 / NE1)) · Telok Blangah (Circle Line (CC28)) · Labrador Park (Circle Line (CC27)) |
| Expected launch | Estimated 3Q 2026 — not confirmed by the developer |
| Est. TOP | Not yet published |
| Indicative pricing | Not released |
Swipe to see the full table →
My take
The honest read on The Island Residence
Keppel Bay is one of the few genuinely distinctive residential addresses in Singapore. Reflections at Keppel Bay, with its curved Daniel Libeskind towers, and Corals at Keppel Bay before it, established a waterfront enclave with a marina, private berths and a level of separation from the rest of the island that very little else here offers.
Eighty-four units is the number that defines this project. That is boutique by any standard, and on a waterfront masterplan it means genuine scarcity. When you come to sell, you are one of 84 rather than one of 800 — and in a market where most new stock is interchangeable, that is worth real money.
The trade is transport. Keppel Bay is not a walk to an MRT station and it never has been. HarbourFront is the nearest interchange and it is a shuttle, a bus or a drive. Households here run on cars, and if yours does not, this address will frustrate you within a month.
Keppel Land is the developer and it has been building this masterplan for over twenty years. That continuity is unusual and it is the strongest reason to trust the outcome — the group has to live with the result alongside the buildings it already owns and manages there.
What I cannot give you is a price model, and I would rather say so than fabricate one. This is not a Government Land Sales site, so there is no tender record and no land rate to work from. Pricing will be set against the existing Keppel Bay and Sentosa Cove waterfront market, and I will pull those comparables for you on request.
This suits you if you want a genuinely distinctive waterfront address with real scarcity, you drive, and you value separation and privacy over convenience. The Keppel Bay enclave is unlike anything else in mainland Singapore.
Skip it if you rely on public transport. Keppel Bay is not an MRT address and no amount of marina rendering changes that. Skip it too if you want facilities in proportion to the price — on 84 units the maintenance share will be substantial.
Pricing
The Island Residence price: no tender, no model
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
There is no published land cost for this project, because Keppel Bay is a long-held Keppel masterplan rather than a Government Land Sales purchase. That removes the pricing signal every other page on this site is built on.
What will actually set the price is the existing Keppel Bay market — Reflections and Corals resale transactions — adjusted for newness and for the scarcity of an 84-unit building. Those are real, dated, public transactions, and they are a better guide than any model. Ask me and I will pull them.
This site did not come through a Government Land Sales tender with a published $ psf ppr, so the usual land-cost model does not apply cleanly. Keppel Bay is a long-held Keppel masterplan rather than a Government Land Sales purchase, so there is no tender record and no land rate to model from. Pricing here will be set against the existing Keppel Bay and Sentosa Cove waterfront market. I will publish the price list here the day it is released, and not before.
The site
The site: 84 units on the bay
The project is recorded at 84 units. No gross floor area has been published, so there is no plot ratio or average unit size on this page.
What a boutique waterfront building usually means: a small number of large units, a high proportion of them water-facing, and a facilities deck sized for the building rather than for a marketing brochure. On Keppel Bay, marina access and berthing are part of the proposition.
Two questions to ask at the showflat: the projected monthly maintenance per unit, and exactly what marina and clubhouse rights come with the purchase. On this masterplan those rights are part of what you are paying for and they should be in writing.
Location
Where The Island Residence actually is
The site is at Keppel Bay in District 4, on the waterfront between HarbourFront and Telok Blangah, across the water from Sentosa. The existing Keppel Bay residential buildings and the marina sit around it.
Transport is the honest weakness. HarbourFront gives the Circle and North East lines plus VivoCity and the Sentosa link, and Telok Blangah and Labrador Park are on the Circle Line — but none of them is a walk from the bay. This is a car address.
What you get in return is water, quiet and separation, with Sentosa, VivoCity, the Southern Ridges and Labrador Nature Reserve all within a short drive. The Greater Southern Waterfront redevelopment, when it arrives, reshapes the whole coastline in front of it.
| Station | Line | Note |
|---|---|---|
| HarbourFront | Circle Line + North East Line interchange (CC29 / NE1) | VivoCity and the Sentosa link — but Keppel Bay is not a walk-to-MRT address |
| Telok Blangah | Circle Line (CC28) | At the foot of the Southern Ridges |
| Labrador Park | Circle Line (CC27) | Labrador Nature Reserve and the coastal walk |
Swipe to see the full table →
Site coordinates for this parcel are 1.26379020, 103.81359460 — check the exact walk yourself before you rely on anyone's number, mine included.
Who is building it
Who is building it: Keppel Land
Keppel Land International is the property arm of the Keppel group and the developer of the entire Keppel Bay masterplan — Caribbean at Keppel Bay, Corals at Keppel Bay and Reflections at Keppel Bay, the last of these designed by Daniel Libeskind. Elsewhere it has developed The Luxurie and Highline Residences.
A developer completing the final residential piece of a masterplan it has owned and managed for two decades behaves differently from one selling a single site and leaving. It has to live with the result, and the existing buildings on the bay are its own.
Keppel Land's design record on this masterplan is genuinely strong. Reflections is one of the more architecturally ambitious residential projects built in Singapore, and Corals maintained that standard.
Payment
What you actually pay, and when
This is a private condominium, so there is no eligibility gate — only stamp duty and financing.
| Stage | % of price | When |
|---|---|---|
| Booking fee | 5% | Booking day, by cheque. Buys the Option to Purchase |
| On signing the S&P | 15% | Within about 8–9 weeks, cash or CPF, plus stamp duties |
| Foundation | 10% | First progressive draw, typically loan-funded |
| Structure, walls, roof, wiring, car park | 40% | Drawn in five stages as construction progresses |
| TOP | 25% | On Temporary Occupation Permit |
| CSC | 5% | Held until the Certificate of Statutory Completion |
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Buyer's Stamp Duty is payable by everyone. Additional Buyer's Stamp Duty depends on how many residential properties you already hold and on your residency: 20% for a citizen's second property, 30% for a third, and 60% for foreign buyers at 2026 rates. Singapore Permanent Residents pay 5% on a first property. Work out your number on the ABSD calculator before the showflat, not after.
Alternatives
The Island Residence vs the other southern and boutique options
Very little in this pipeline is both waterfront and boutique. These are the nearest comparisons.
Land prices are from public tender records. Launch timing is the developer's or the market's expectation, not a confirmed date · Updated 7 August 2026
| Project | Where | Units | Land $ psf ppr | Expected launch | The honest difference |
|---|---|---|---|---|---|
| Telok Blangah Road GLS | D4 Telok Blangah · RCR | 740 | $1,326 | Est. Q1 2027 | The same district at the opposite scale — 740 units, Kingsford, on the Circle Line with a published land cost |
| Tanjong Rhu Road GLS | D15 Tanjong Rhu · RCR | 525 | $1,455 | Est. Q2 2027 | The other genuine waterfront in this pipeline, and this one has an MRT station at the door |
| One Leonie Residences | D9 Leonie Hill · CCR | 37 | Not published | Est. 2Q 2026 | Boutique and central rather than boutique and coastal, by Far East, with a 2028 TOP |
Swipe to see all columns →
Tanjong Rhu is the comparison that will decide this for most people. Both are real waterfront. One has a Thomson–East Coast Line station at the door and a published land cost; the other has a marina, an enclave and no MRT. Which of those you need is not a question a model can answer.
Timeline
When The Island Residence launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Showflat preview | Estimated 3Q 2026 | Expected |
| E-application window | Announced about 2 weeks before booking | Expected |
| Booking day | Typically 1–2 weeks after preview opens | Expected |
| Estimated TOP | Not yet published | Expected |
Swipe to see the full table →
- Preview. The showflat opens, usually for around two weeks. Walking in costs nothing, and registering for the e-application costs nothing and commits you to nothing.
- E-application and ballot. If registered buyers outnumber units, a ballot sets the order in which people pick. Ballot position is luck. Being registered in time is not.
- Booking day. Bring a cheque and an in-principle loan approval. Five percent secures the unit. Hesitation costs you your stack.
- Sale and Purchase. Within about nine weeks you sign the S&P and pay the next 15% in cash or CPF, plus stamp duties. Progressive payments follow construction from there.
There is no countdown on this page and there never will be. The only real deadline in a launch is the e-application window, and I will tell you the day it is announced.
Common questions
The Island Residence: questions people actually ask
Eighty-four. That is boutique by any Singapore standard and it means genuine scarcity on resale — you are one of 84 rather than one of 800.
No price list has been released, and there is no public land cost to model from because Keppel Bay is a long-held Keppel masterplan rather than a Government Land Sales site. Pricing will be set against existing Keppel Bay resale transactions at Reflections and Corals. I will pull those comparables rather than publish an estimate I cannot support.
No. HarbourFront (CC29/NE1) is the nearest interchange and it is a shuttle, bus or drive rather than a walk, as are Telok Blangah (CC28) and Labrador Park (CC27). Keppel Bay is a car address and always has been.
Keppel Land International, the property arm of the Keppel group, which developed the entire Keppel Bay masterplan including Caribbean, Corals and Reflections at Keppel Bay.
No, it is 99-year leasehold, in line with the rest of the Keppel Bay masterplan. Check the lease commencement date in the sale documents — on a masterplan developed over two decades, the remaining lease can differ meaningfully between buildings.
Marina access and berthing have historically been part of the Keppel Bay proposition, but the exact rights attaching to any particular unit are a contractual matter. Ask for them in writing before booking rather than relying on any brochure or website, including this one.
Register
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Two ways in. Leave your details and everything comes to you as it is released, or message me directly if you would rather just ask.
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Showflat slots go by appointment once the preview opens. Tell me your preferred day and I will confirm a slot. If you would rather just ask a question first, that is fine too — most people do.
Keep reading
- The full 2026–2027 launch pipeline — every confirmed site, with land bids
- All project pages on this site
- How developers actually price a launch — the maths behind the psf
- New launch vs resale — which one wins on your numbers
- Buying a resale condo — the alternative worth pricing against