84 Residences · 99-Year Leasehold · Singapore's Only Private-Island Address Outside Sentosa
Every confirmed milestone for Keppel Land's Keppel Island development, tracked as it happens. Last updated: .
The Circle Line loop closed on 12 July 2026, linking HarbourFront directly to Marina Bay with no transfer. A connectivity catalyst delivered before the showflat has even opened.
See the connectivity detail →HDB unveiled the masterplan for Berlayar Estate on the former Keppel Club site: roughly 7,000 public and 3,000 private homes, the first phase of the Greater Southern Waterfront.
See what it means for Keppel Bay →Keppel Land has not released pricing, the site plan or floor plans. Until it does, the honest benchmark is Keppel Bay resale: Corals at about $2,031–$2,055 psf, The Reef at King's Dock up to $3,230 psf.
See the price benchmarks →The Island Residence is being developed by Keppel Bay Pte Ltd, a wholly-owned subsidiary of Keppel Land, on Keppel Island — land the company has held since converting its own Keppel shipyard into the Keppel Bay waterfront enclave. Because it is company landbank and not a Government Land Sale parcel, no land tender or psf ppr figure exists for this site. (Source: Keppel Corporation corporate history; developer project materials, August 2026.)
Singapore's only private-island condominium address outside Sentosa
| Keppel Bay Project | Completed | Units | Resale PSF (trailing) |
|---|---|---|---|
| Caribbean at Keppel Bay | 2004 | 969 | ~$1,909 |
| Reflections at Keppel Bay | 2011 | 1,129 | $1,535–$3,756 |
| Corals at Keppel Bay | 2016 | 366 | $2,031–$2,055 |
| The Reef at King's Dock | 2025 | 429 | $2,212–$3,230 |
Source: EdgeProp Singapore trailing-12-month transaction data (as at April 2026) and PropertyGuru project pages (2026). PSF figures are non-harmonised strata-area resale prices for neighbouring projects, shown as precinct benchmarks — not as pricing for The Island Residence, which has no price list.
Confirmed milestones and clearly-labelled estimates for Keppel Land's Keppel Island development, in one view.
HDB unveiled the masterplan for the former Keppel Club site — around 7,000 public and 3,000 private homes, the first phase of the Greater Southern Waterfront, immediately across the water from Keppel Island.
The Circle Line loop closed, connecting HarbourFront to Marina Bay directly for the first time without a transfer. (Source: LTA news releases, June–July 2026.)
Developer materials point to a preview in the second half of 2026. The exact date, the price list, the site plan and the floor plans have not been released. Register below to be notified the day they are.
Mapletree's HarbourFront Centre closes in the second half of 2026 and reopens in the first half of 2031 as a 33-storey mixed-use tower with 26 floors of Grade A office and a 13,000 sqm elevated waterfront park.
An estimate only, assuming a late-2026 launch and a typical four-to-five-year build programme for a low-rise boutique development. Not developer-confirmed.
The wider Greater Southern Waterfront is a 20 to 30 year programme covering roughly 1,000 hectares and 30km of coastline released by the port's move to Tuas — real, but a long-horizon story rather than a near-term price driver.
Dates marked Estimated are projections based on typical development cycles, not developer-confirmed schedules.
The Island Residence is a 99-year leasehold, 84-unit boutique waterfront development by Keppel Land on Keppel Island at Keppel Bay Vista, District 4 — the only private-island condominium address in Singapore outside Sentosa. Layouts are large-format only, from 3-bedroom to 5-bedroom, and the preview is targeted for Q3/Q4 2026.
Last updated:
Keppel Island is reached by the Keppel Bay Bridge and holds a single boutique development of 84 homes. Outside Sentosa, there is no other private-island condominium address in Singapore, and no second parcel behind it.
Keppel MRT (CC30) opened on 12 July 2026, completing the Circle Line and giving the precinct a direct HarbourFront to Marina Bay ride with no transfer. A catalyst already delivered, not a promise on a map.
Marina at Keppel Bay and its waterfront dining sit alongside the island. VivoCity, HarbourFront Centre, Sentosa and the 10km Southern Ridges trail through Mount Faber Park are all within the immediate precinct.
Layouts run from 3-bedroom and 3-bedroom plus study through to 4 and 5-bedroom residences. There is no compact investor stock here, which keeps the resident profile consistent — and the entry quantum high.
Keppel Land built Caribbean (2004), Reflections (2011), Corals (2016) and The Reef at King's Dock (2025, with Mapletree) on this same waterfront. All four still trade actively in the resale market today.
Berlayar Estate's roughly 10,000 homes rise next door without Keppel Island itself being inside the construction zone — the precinct upgrades around an already-established enclave.
Last updated:
The Island Residence is a 99-year leasehold boutique development of 84 homes by Keppel Land, sited on Keppel Island at Keppel Bay Vista in District 4. The island is linked to the mainland by the Keppel Bay Bridge and sits within the Keppel Bay enclave the developer created from its former shipyard — an address defined less by size than by separation. It is the last of the company-held sites in the precinct, which is why the unit count is fixed at 84 and cannot be added to.
The development is residential only. There is no retail podium and no integrated hub; the nearest everyday amenity is the existing Marina at Keppel Bay F&B cluster on the island, with VivoCity and HarbourFront Centre a short drive away across the bridge. That is the trade being made here — a quiet, low-density waterfront address rather than a transport-integrated one.
Because the site sits on Keppel Land's own landbank rather than a Government Land Sale parcel, there is no tender price, no psf ppr figure and no developer breakeven to reason from. Value has to be judged against what Keppel Bay itself transacts at today — which is set out in full in the price guide below.
Design details indicated in developer briefing materials, and still subject to official confirmation, include a single-loading block layout so that every home faces the water or the gardens, a minimum of two carpark lots per residence, and Italian Poliform kitchen and wardrobe fittings. The site plan and floor plans have not been published as at August 2026.
The Island Residence is an upcoming 84-unit, 99-year leasehold private condominium on Keppel Island, Keppel Bay Vista, District 4, Singapore, developed by Keppel Bay Pte Ltd — a wholly-owned subsidiary of Keppel Land. Some marketing material uses the plural form, The Island Residences; both names refer to the same Keppel Island development, previously identified in the trade as Keppel Plot 6. The preview is targeted for the second half of 2026 and no official price list has been issued.
The development is deliberately small. Where Reflections at Keppel Bay holds 1,129 homes and Caribbean at Keppel Bay 969, The Island Residence holds 84 — a scale closer to a landed enclave than a conventional condominium. All layouts are large-format: 3-bedroom, 3-bedroom with study, 4-bedroom and 5-bedroom. Buyers looking for a one or two-bedroom entry unit will not find one here, and that is a structural feature of the product rather than a phase of the launch.
Keppel Island itself is a low-rise, largely residential island reached by the Keppel Bay Bridge, sharing its footprint with the Marina at Keppel Bay yacht club and its restaurants. Total island area is commonly quoted at around 5.3 hectares, though the specific plot footprint for this development has not been published by the developer or URA. Treat any site-area figure you see quoted online with caution until the official factsheet lands.
For buyers, the practical question is not whether this is the cheapest way into District 4 — it is not — but whether an island address, at 84 homes, is worth the premium over the mainland Keppel Bay stock next door. The sections below set out the connectivity, the resale benchmarks and the honest constraints so that judgement can be made on evidence.
Three things, on three very different timelines. The first has already happened: Circle Line Stage 6 opened on 12 July 2026, closing the Circle Line loop and adding Keppel station (CC30). It is rare for a development to reach preview with its headline transport catalyst already carrying passengers. (Source: LTA news releases, June–July 2026.)
The second is dated and funded. HarbourFront Centre closes in the second half of 2026 and reopens in the first half of 2031 as a 33-storey mixed-use tower by Mapletree, with 26 floors of Grade A office, retail, and a 13,000 sqm elevated waterfront park. That reshapes the working population within walking distance of the precinct — relevant to anyone weighing future rental demand.
The third is generational. Berlayar Estate, on the former Keppel Club site, was unveiled by HDB on 23 September 2025 with roughly 7,000 public and 3,000 private homes planned — the first phase of the Greater Southern Waterfront, a programme covering about 1,000 hectares and 30km of coastline freed by the port's consolidation at Tuas. It is genuine, and it is a 20 to 30 year build-out. Anyone buying on the strength of that alone should be comfortable with a very long horizon.
Worth being clear about the geography: Keppel Island is next to the Berlayar Estate transformation, not inside it. The upside of the neighbouring build-out arrives without the development sitting in the middle of the construction zone — though the HarbourFront Centre works and the Berlayar build-out will be visible and audible from parts of the precinct during their construction windows.
HarbourFront MRT (NE1/CC29) is the nearest practical station, an estimated 15 to 20 minute walk from the Keppel Bay area across the Keppel Bay Bridge — or roughly three minutes by car per the developer's location map. Telok Blangah (CC28) is farther still. Keppel MRT (CC30) opened on 12 July 2026 but sits around 2.5km away at 51 Keppel Road: it is a precinct-level catalyst, not a station residents would walk to.
That is a genuine trade-off against MRT-adjacent launches, and it is better heard here than discovered on a site visit. What the island buys instead is separation: no through traffic, water on every side, and a fixed neighbour count of 84.
Walk-time figures are estimates based on third-party routing data to the Keppel Bay Vista area and have not been verified against a route to the specific plot. Station names and codes are LTA-verified.
Drive times per the developer's illustrative location map, August 2026. Actual journey times vary with traffic.
Register to receive The Island Residence e-brochure, and to be sent the site plan, floor plans and price list the moment Keppel Land releases them.
Keppel Bay Vista, Keppel Island · RCR
Low-rise boutique residential
Leasehold · developer Keppel Land
The Island Residence is an all-large-format development: every home is a 3-bedroom or larger. Official floor plates and unit sizes have not been released by Keppel Land as at 13 August 2026 — they will be published here as soon as the developer issues them. Register below to have the plans sent to you on release rather than found second-hand.
Site plan and unit distribution are also pending release. No floor plan shown on this site will ever be a stand-in from another development.
Eighty-four homes on a private island, on the last of Keppel Land's company-held Keppel Bay sites. There is no phase two and no comparable parcel behind it. Outside Sentosa Cove, this is the only private-island condominium address in Singapore — a category with one member, which is a very different proposition from being the newest project in a busy district.
Most launches sell a masterplan. Here the headline infrastructure is already running: Circle Line Stage 6 opened on 12 July 2026, closing the loop and giving HarbourFront a direct link to Marina Bay with no transfer. The counterweight is honest — Keppel MRT is around 2.5km away and HarbourFront is an estimated 15 to 20 minute walk, so this is a precinct benefit rather than a doorstep one. (Source: LTA, July 2026.)
Keppel Land has delivered every previous project in this precinct: Caribbean (2004), Reflections at Keppel Bay with Daniel Libeskind (2011), Corals at Keppel Bay (2016) and The Reef at King's Dock with Mapletree (2025). All four continue to trade in resale. This is not a first-time joint venture experimenting with an unfamiliar site.
Keppel Bay's sea-facing stock has historically transacted well above its courtyard-facing equivalents. A Reflections low-rise villa with a direct sea view transacted at $3,256 psf shortly after completion, and the project's super penthouse was listed at $5,115 psf; The Reef at King's Dock currently resells up to $3,230 psf. Those are figures for other projects, cited to show the precinct's pattern — not a forecast for this one. (Sources: EdgeProp Singapore; PropertyGuru, 2026.)
The Island Residence sales gallery is strictly by private appointment ahead of the Q3/Q4 2026 preview. Register to request an invitation.
Keppel Island is separated from the mainland by the Keppel Bay Bridge, and that separation is the product. There is no through traffic, no arterial road noise and no adjacent tower block overlooking the site. Developer materials indicate a single-loading block layout, which would give every home an outward-facing sea or garden aspect rather than a corridor view — subject to confirmation when the site plan is released.
Marina at Keppel Bay and its waterfront restaurants sit on the island itself. Across the bridge, VivoCity — Singapore's largest mall — HarbourFront Centre, Sentosa and Resorts World are minutes away by car, while Mount Faber Park, Labrador Nature Reserve and the 10km Southern Ridges trail give the precinct a green side that most city-fringe addresses cannot match.
With only 84 residences and layouts starting at 3-bedroom, this is a low-density address by design. Developer briefing materials indicate a minimum of two carpark lots per residence and Poliform kitchen and wardrobe fittings — both subject to official confirmation. It is a specification aimed at right-sizers and legacy buyers rather than at the compact-unit investor market.
There is no official price list for The Island Residence as at 13 August 2026, and there is no land tender figure to reason from either, because the site is Keppel Land's own landbank rather than a Government Land Sale parcel. Any specific psf number circulating online for this project is not a developer or analyst figure — several of the sites quoting one still carry unfilled template placeholders.
What can be checked is what the precinct transacts at today. The table below sets out trailing resale pricing for the four completed Keppel Bay projects. As the newest and by far the smallest product in the enclave, and the only one on the island itself, The Island Residence would be expected to price at the upper end of, or above, this range — but the developer, not this page, will set that number.
| Keppel Bay Benchmark | Completed | Resale PSF |
|---|---|---|
| The Island Residence (this project) | Est. 2030–2031 | Price list not released |
| The Reef at King's Dock | 2025 | $2,212–$3,230 |
| Corals at Keppel Bay | 2016 | $2,031–$2,055 |
| Reflections at Keppel Bay | 2011 | $1,535–$3,756 |
| Caribbean at Keppel Bay | 2004 | ~$1,909 |
Sources: EdgeProp Singapore trailing-12-month transaction data (April 2026) and PropertyGuru project pages (2026). For reference, The Reef at King's Dock launched in January 2021 at an average of about $2,330 psf and now resells up to $3,230 psf. New-launch pricing typically runs above resale on a like-for-like basis.
Buyers comparing The Island Residence vs Corals at Keppel Bay or vs The Reef at King's Dock are comparing three different products from the same developer. Corals (366 units, 2016) and The Reef (429 units, 2025) are mainland Keppel Bay projects with a wider unit mix — The Reef still offers smaller resale units from around $960,000, an entry point The Island Residence does not have at all. The Island Residence trades that accessibility for the island itself and for 84 neighbours. If price per square foot is the deciding metric, the resale stock will win. If the address is the point, it has no substitute.
It depends entirely on what the buyer is optimising for, and the honest answer splits cleanly in two. For capital scarcity, the case is strong: a fixed 84 units, an address that cannot be reproduced, a developer with a four-for-four delivery record in this precinct, and a transport catalyst already delivered rather than promised.
For rental yield, the case is weak, and buyers should hear that early. Large-format luxury stock structurally yields less than compact units, and at this quantum the gross yield sits well below what a mass-market two-bedroom would produce. Anyone whose primary objective is monthly rental return is better served elsewhere; this is a capital-preservation and lifestyle purchase.
Exit liquidity deserves the same candour. With only 84 units, resale transaction volume will be thin by definition, and the entry quantum places the project outside the reach of the HDB-upgrader pool that anchors most Singapore launches. The realistic resale audience is private-property right-sizers and legacy buyers. Foreign buyers face 60% ABSD, which structurally narrows that pool further.
The Island Residence launch date has not been fixed; developer materials point to a preview in Q3/Q4 2026, with an estimated TOP around 2030–2031 on a typical four-to-five-year boutique build. Purchases follow the standard progressive payment scheme for building-under-construction property: 5% cash on booking, a further 15% plus Buyer's Stamp Duty on exercising the Sale & Purchase Agreement, then staged disbursements as construction milestones are met.
On duties, as at August 2026: Buyer's Stamp Duty applies on the progressive 1% to 6% bands, and Additional Buyer's Stamp Duty is 0% for a Singapore Citizen's first property, 20% on a second and 30% on a third; Permanent Residents pay 5% on a first property, foreigners 60%, and entities 65%. Seller's Stamp Duty applies for four years from the purchase date at 16%, 12%, 8% and 4%. (Source: IRAS, August 2026 — verify current rates before committing.)
On schools, be realistic: Blangah Rise Primary and Radin Mas Primary are the nearest primary schools, both estimated at between one and two kilometres, which places them outside the 1km priority band for P1 registration. Verify distances on MOE SchoolFinder before making any decision that depends on them.
The questions buyers are actually asking about The Island Residence by Keppel Land.
Last updated:
Be the first to receive the price list, floor plans, site plan and preview date for The Island Residence on Keppel Island.