Keppel Bay Plot 6 D4 CCR Singapore Condo by Keppel 2026
Keppel Bay Plot 6 D4 CCR: Keppel Ltd marina launch from S$3,200 psf Q4 2026. HarbourFront pricing, tenure, rental depth, and buyer checklist.
By Invest Singapore Editorial · Updated June 18, 2026 · 10 min read
Quick answer: Keppel Bay Plot 6 is a private condominium by Keppel Ltd (Keppel Land) on the last undeveloped waterfront site within the Keppel Bay precinct in HarbourFront / Sentosa fringe (D4, CCR). Indicative pricing from S$2,560,000 (about S$3,200 psf on 800 sq ft), with launch bands to S$4,200 psf on premium stacks. 99-year leasehold tenure; status: Q4 2026 launch signal. Use this review to compare entry psf, marina rental demand, and ABSD impact before booking.
Keppel Bay Plot 6 anchors the HarbourFront / Sentosa fringe micro-market within Singapore’s CCR planning band. The development sits in D4, where Keppel Land has spent more than two decades transforming a former shipyard into Singapore’s only purpose-built residential marina precinct. Whether you are upgrading from an HDB flat, adding a second property, or buying from overseas, the decision starts with whether launch psf at Plot 6 still leaves room relative to Reflections at Keppel Bay and Corals at Keppel Bay resale comparables.
For launch mechanics, payment stages, and balloting context, see our Singapore new launch condo guide 2026. For portfolio-level ABSD, financing, and hold-period planning, use the Singapore property investment guide. Foreign buyers should also read the ABSD guide and foreign buyer checklist before booking. For developer background, see Keppel Ltd. For district psf benchmarks and HarbourFront MRT connectivity, see our District 4 HarbourFront Sentosa property guide.
About Keppel Bay Plot 6
Keppel Bay Plot 6 is a private condominium developed by Keppel Ltd through Keppel Land. The project comprises approximately 320 residential units on 99-year leasehold land in D4, on the last developable plot within the Keppel Bay waterfront precinct adjacent to the 200-berth marina and completed phases Caribbean at Keppel Bay, Reflections at Keppel Bay, and Corals at Keppel Bay. Marketing status as of June 2026: Q4 2026 launch window. Expected completion is in the early 2030s, subject to construction progress and regulatory approvals.
The developer positions Plot 6 as the closing chapter of the Keppel Bay waterfront story. Prior phases established a precinct identity that blends marina infrastructure, waterfront promenades, and architecturally distinct towers, including Daniel Libeskind’s Reflections at Keppel Bay. Plot 6 inherits that brand equity from day one, which matters for owner-occupiers who underwrite lifestyle and for investors who need resale liquidity anchored to a recognised address rather than a standalone tower.
Location-wise, HarbourFront / Sentosa fringe benefits from HarbourFront MRT on the Circle Line and North East Line, VivoCity retail, Sentosa Gateway access, and a tenant pool drawn from marine corporate, regional HQ, and waterfront lifestyle demand. These factors feed both owner-occupier demand and rental depth, which matters if you are underwriting a seven- to ten-year hold rather than pure end-user use.
Unit mix and indicative pricing
Indicative pricing bands below translate launch psf guidance of S$3,200 to S$4,200 into approximate absolute prices using typical sizes. Always request the authorised price list on booking day because stack, marina-facing premium, and floor premiums can move effective psf by 10 to 18 percent within the same bedroom type.
| Bedroom type | Typical size (sq ft) | Indicative psf (S$) | Indicative price from (S$) |
|---|---|---|---|
| 2-bedroom | 700 | 3,200 - 3,500 | 2,240,000 |
| 3-bedroom | 800 | 3,200 - 3,800 | 2,560,000 |
| 4-bedroom | 1000 | 3,500 - 4,000 | 3,500,000 |
| 4-bedroom premium | 1200 | 3,800 - 4,200 | 4,560,000 |
| Cost item | Indicative range (S$) | Notes |
|---|---|---|
| Booking fee | 5% of purchase price | Usually cheque or PayNow; refundable within OTP period if terms allow |
| BSD / ABSD | Depends on profile | Foreign and second-property buyers pay higher ABSD tiers |
| Legal fees | 2,500 - 4,500 | Conveyancing plus mortgage documentation |
| Maintenance (monthly) | 350 - 650 | Waterfront and marina-adjacent MCST loads often run above inland CCR averages |
| Nearby benchmark | Approx. psf (S$) | Comment |
|---|---|---|
| Keppel Bay Plot 6 (launch guide) | 3,200 - 4,200 | Scarcity premium for final precinct plot and fresh lease |
| Corals at Keppel Bay resale (2025-26) | 2,850 - 3,450 | Boutique Plot 5 reference; limited transaction depth |
| Reflections at Keppel Bay resale (2025-26) | 3,100 - 3,900 | Libeskind premium stacks skew high on psf |
| D4 HarbourFront fringe average (2026) | 2,900 - 3,350 | Use District 4 guide for sub-market context |
Location and connectivity
Keppel Bay Plot 6 sits in HarbourFront / Sentosa fringe, D4. HarbourFront MRT terminal serves the Circle Line and North East Line, giving direct rail reach toward Dhoby Ghaut, the CBD fringe, and one-interchange access to multiple employment hubs. VivoCity connects to the station concourse, reducing car dependence for daily retail and dining.
Daily amenities cluster around VivoCity, Keppel Bay marina promenades, Mount Faber park fringe, and Sentosa leisure access via Sentosa Express or Sentosa Gateway. District 4 is not primarily a school-zone district in the way District 10 is; demand here skews toward waterfront lifestyle, marina adjacency, and corporate tenant profiles willing to pay rent premiums for genuine water frontage.
Investors should map tenant demand: regional executives, marine and hospitality sector tenants, and long-stay corporate leases often prioritise two- and three-bedroom layouts with marina or city views. Four-bedroom units lease slower but at higher absolute rents when well fitted. If you rely on rental income, underwrite void periods, furnishing costs, and MCST levies rather than assuming full-year occupancy at brochure asking rents.
Keppel Bay precinct context
Plot 6 is not a greenfield CCR launch on reclaimed fringe land with no history. It completes a precinct that Keppel Land has owned and developed since the early 2000s. Caribbean at Keppel Bay established the marina-residential template. Reflections at Keppel Bay elevated architectural recognition globally. Corals at Keppel Bay proved boutique waterfront delivery at Plot 5 with strong sell-through.
That continuity creates a resale narrative competitors cannot copy in 2026: there is no equivalent undeveloped CCR waterfront site at this scale elsewhere in Singapore. Buyers anchoring on psf should triangulate across all three completed phases rather than a single comp, because Reflections premium stacks and Corals low-rise formats trade on different psf curves.
| Precinct phase | Plot | Scale | Relevance to Plot 6 |
|---|---|---|---|
| Caribbean at Keppel Bay | 1 | Large format | Early marina-residential psf baseline |
| Reflections at Keppel Bay | 2-4 | Landmark towers | Architectural premium and international buyer recognition |
| Corals at Keppel Bay | 5 | 124 units boutique | Recent waterfront delivery and MCST handover quality |
| Keppel Bay Plot 6 | 6 | ~320 units (indicative) | Final plot; scarcity positioning at launch |
Investment angles and rental outlook
D4 CCR waterfront launches command premiums; justify Plot 6 entry against Keppel Bay resale caveats and the broader D4 benchmark near S$3,208 psf cited in our district guide, not OCR or mass-market RCR benchmarks.
Compare Keppel Bay Plot 6 against other 2026 CCR launches before you anchor on a single showflat narrative. Entry psf is only half the equation; the other half is how quickly the sub-market absorbs new supply at TOP when owners start leasing or selling concurrently. Plot 6 benefits from precinct maturity, but a launch priced at the top of S$4,200 psf still needs a credible rental and resale exit case.
Use the property investment guide to model ABSD, LTV limits, and hold-period exit scenarios. If you are navigating multiple launches, the new launch guide explains balloting, OTP timelines, and progress payment schedules in plain language. For CCR versus RCR framing, see the CCR vs RCR property investment comparison.
Gross rental yields on Keppel Bay resale stock typically sit in the 2.0 to 2.8 percent band on HarbourFront fringe condos, with Sentosa-adjacent waterfront units sometimes achieving 2.5 to 3.5 percent when corporate tenants accept marina premiums. Net yield after maintenance, property tax, agent fees, and vacancy commonly runs 1.5 to 2.2 percent on recent purchase prices. Underwrite conservatively at 85 percent occupancy.
Advantages and disadvantages
| Advantages | Disadvantages |
|---|---|
| Final undeveloped plot in Keppel Bay; unique CCR waterfront scarcity | High absolute ticket size and ABSD exposure on waterfront CCR |
| Keppel Land precinct heritage and marina infrastructure | Launch psf of S$3,200 to S$4,200 embeds forward growth assumptions |
| HarbourFront MRT dual-line terminal connectivity | Not a primary school-zone district; family demand differs from D10 |
| Proven delivery across Caribbean, Reflections, and Corals | Competing supply from other D4 and Sentosa fringe completions near TOP |
| Strong corporate and expatriate tenant pool for marina-adjacent units | Waterfront MCST and maintenance costs above inland CCR norms |
| Developer track record via Keppel Ltd | Q4 2026 timing not firm until GLS and launch confirmation |
Risks, red flags, and what to verify
Treat every new launch as a structured diligence exercise, not a same-day emotional booking. Priority checks for Keppel Bay Plot 6:
- Price list versus URA transacts: Compare launch psf to Reflections, Corals, and Caribbean caveats within the precinct; ask your agent for a dated comp table, not brochure averages.
- Developer delivery: Review Keppel Land TOP history across Keppel Bay phases and defect rectification patterns on waterfront-specific items such as waterproofing and marina interface works.
- Financing buffer: Stress-test mortgage payments at plus 1 percent interest and 60 percent LTV for foreign profiles; confirm TDSR headroom if you hold other loans.
- Supply pipeline: Map other D4 and Sentosa fringe launches completing within 24 months of Plot 6 TOP; overlapping TOP waves can pressure rents.
- ABSD and eligibility: Foreign buyers should confirm ABSD tier and whether FTA remission applies; model 60% ABSD on the full purchase price before anchoring on scarcity narrative.
Insider tip: Visit the showflat twice, once on a weekday quiet slot to read the price list calmly, and once on a weekend to gauge real buyer depth. Marina-facing stacks carry the widest psf spread in the S$3,200 to S$4,200 band; a unit priced 8 percent below median psf may carry hidden west-sun, road noise, or blocked marina view premiums that only appear on the stack plan.
Who this project fits
Owner-occupiers: Buyers who prioritise marina-adjacent lifestyle, HarbourFront connectivity, and Keppel Bay precinct identity over school-belt proximity, planning to occupy through TOP and hold five plus years.
Investors: Buyers seeking CCR waterfront exposure with moderate leverage, comfortable holding through construction, and prepared for a long-run rental tenant pool skewed toward corporate rather than mass-market family demand.
Ill-suited profiles: Short-term flippers expecting quick capital gains before TOP, buyers who need school-zone resale liquidity comparable to District 10, or profiles that cannot pass TDSR if rates rise one notch on a S$3 million plus ticket.
For district-level context, see District 4 HarbourFront Sentosa property guide. Related CCR launches in the broader market may include Newport Residences and Dunearn House for psf comparison across sub-markets.
Buyer decision framework
| Step | Action | Outcome |
|---|---|---|
| 1 | Set maximum all-in budget incl. ABSD and stamp duty | Clear price ceiling before showflat visit |
| 2 | Compare three competing CCR launches plus Keppel Bay resale comps | Relative psf and precinct scarcity value |
| 3 | Model rental yield at 85% occupancy | Net return after maintenance and tax |
| 4 | Book only after OTP legal review | Avoid non-refundable mistakes |
| 5 | Plan exit at TOP plus 24 months | Realistic liquidity window for waterfront CCR |
Frequently Asked Questions
Indicative entry pricing starts around S$2,560,000 based on approximately S$3,200 psf and a typical 800 sq ft unit mix. Launch bands of S$3,200 to S$4,200 psf vary by floor, stack, and marina-facing premium; request the latest price list before booking.
Keppel Bay Plot 6 is developed by Keppel Ltd through its real estate arm, Keppel Land. Review the Keppel Bay precinct delivery record across Caribbean, Reflections, and Corals before committing a booking fee.
Keppel Bay Plot 6 is expected to sit on 99-year leasehold land in D4 (CCR), consistent with prior Keppel Bay phases. Tenure affects long-term land-bank value, financing terms, and how the asset competes at resale against newer leasehold stock.
Marketing signals point to a Q4 2026 launch window with completion likely in the early 2030s, subject to construction progress and regulatory approvals. Verify the licensed surveyor certificate and TOP timeline in your OTP.
Foreign buyers may purchase private condo units subject to ABSD tiers, typically 60% for most profiles without FTA relief. Run ABSD and financing checks early using our foreign buyer workflow before paying a booking fee on a waterfront CCR ticket.
Investment merit depends on entry psf versus recent D4 and Keppel Bay resale caveats, rental depth near HarbourFront and Sentosa fringe, and your hold period. The Plot 6 scarcity case is strong, but launch psf must still clear a spreadsheet hurdle rate after ABSD and maintenance.
Resale liquidity and investor hold-period notes
Keppel Bay Plot 6 sits in HarbourFront / Sentosa fringe (D4, CCR). URA recorded 26,492 private residential sales in 2025 with median rent near S$5.13 psf city-wide; use project-specific leases when underwriting, not brochure gross yield alone.
| Hold horizon | Typical investor focus | Cost lines to model |
|---|---|---|
| 3-5 years | Exit before SSD ladder bites | Entry ABSD/BSD, agent 2%, legal, SSD if applicable |
| 5-10 years | Rental carry plus moderate appreciation | Maintenance, property tax, vacancy, agent renewal |
| 10+ years | Legacy or relocation asset | Tenure decay on 99-year stock, MCST reserve fund |
Foreign buyers at 60% ABSD must stress-test all-in cost against net rent, not launch psf alone. FTA-eligible US or Swiss first-property buyers should model remission separately using our FTA ABSD remission guide.
Compare CCR benchmarks in CCR vs RCR vs OCR guide and launch mechanics in Singapore new launch condo guide 2026. Entry from S$2,560,000 at S$3,200 psf; verify authorised price list on booking day because marina-facing stack and floor premiums move effective psf materially within the S$3,200 to S$4,200 band.
Developer context: Keppel Ltd delivery history across three completed Keppel Bay phases matters for progressive payment confidence and defect rectification after TOP, especially on waterfront construction interfaces. Request past project TOP dates and MCST handover quality before paying a non-refundable booking fee.
Red flags before booking: showflat rent claims above S$6.50 psf without executed leases; maintenance fee not disclosed; ABSD cash not reserved for Day 14 e-Stamping on resale exercise; or purchase driven by Plot 6 scarcity fear rather than spreadsheet hurdle rate against Reflections and Corals transacts.
Frequently Asked Questions
Indicative entry pricing starts around S$2,560,000 based on approximately S$3,200 psf and a typical 800 sq ft unit mix. Launch bands of S$3,200 to S$4,200 psf vary by floor, stack, and marina-facing premium; request the latest price list before booking.
Keppel Bay Plot 6 is developed by Keppel Ltd through its real estate arm, Keppel Land. Review the Keppel Bay precinct delivery record across Caribbean, Reflections, and Corals before committing a booking fee.
Keppel Bay Plot 6 is expected to sit on 99-year leasehold land in D4 (CCR), consistent with prior Keppel Bay phases. Tenure affects long-term land-bank value, financing terms, and how the asset competes at resale against newer leasehold stock.
Marketing signals point to a Q4 2026 launch window with completion likely in the early 2030s, subject to construction progress and regulatory approvals. Verify the licensed surveyor certificate and TOP timeline in your OTP.
Foreign buyers may purchase private condo units subject to ABSD tiers, typically 60% for most profiles without FTA relief. Run ABSD and financing checks early using our foreign buyer workflow before paying a booking fee on a waterfront CCR ticket.
Investment merit depends on entry psf versus recent D4 and Keppel Bay resale caveats, rental depth near HarbourFront and Sentosa fringe, and your hold period. The Plot 6 scarcity case is strong, but launch psf must still clear a spreadsheet hurdle rate after ABSD and maintenance.
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