Immerse yourself in a waterfront lifestyle at The Reef At King’s Dock, an upcoming 99-year leasehold condominium situated on Harbourfront Avenue in District 4. With an anticipated completion in 2025, this remarkable development boasts 11 blocks, offering a total of 429 thoughtfully designed units.
Level 1 / Basement
1 Arrival Plaza
2 Arrival Lounge
3 King’s Club
4 King’s Lounge
5 The Gym ( Basement )
6 The Studio ( Basement )
7 Changing Room with Steam Bath
B Gourmet Pavilion
9 Twilight Pavilion
10 Social Pavilion
11 Reflective Pool
12 Bubble Pond
13 Eco Pond
14 King’s Squar
15 King’s Plaza
16 Verdant Gardan
17 Saranity Valley
18 Green Lawn
19 The Courtyard
20 Leisure Law
21 Tranquility Duck
22 Therapy Comer
23 Kid’s Play Zon
a. Adventure Splash
B. Playground
24Fitness Zane
25 Semi – sunken Tennis Court
26 Petscape
27 The Promenade by King’s Dock
28 King’s Dock Green Wall
29 Bicycle Park ( Level 1 & Basement )
30 Parcal Collection Station ( Basement )
31 Pedestrian Gates ( 2 along Harbourfront
Avenue and I along Telok Blangah Road )
The Duck on King’s Dock
32 Marine Viewing Hammock
33 Sun Dock
34 Rejuvenation Pool
a. Bubbla Pool
b. Jacuzal Lounge
CHydrotherapy Pool
35 50m Lap Pool
36 Leisure Pool
a. Splash Pool
b. Bubble Deck
Sky Terraces Level 3 and Level 6
37 Meditation Deck
38 Wellness Deck
39 Faber Lounge
Level 10 Roof Garden
40 Altrisca Lounge
41 Sky Dining
42 Star – gazing Terrace
43 Hammock Turrace
44 Social Garden
Prime waterfront location.
Unique development without a “Keppel Bay” address.
Indicative prices starting from $960,000.
Historical significance of King’s Dock.
Varied unit layouts, including 3-bedroom villas.
180m floating deck with innovative environmental features.
Strategic road accessibility along Harbourfront Avenue.
Diverse block heights for maximizing waterfront views.
Inclusion of eco-friendly features.
Public park development near the showflat location.
Potential for high purchase prices and property losses.
Extended development timeline.
Lease start date concerns addressed.
Proximity of the floating dock to Corals at Keppel Bay.
Limited exclusive road access due to shared location.
Potential impact on existing residents’ views.
Rooftops of certain blocks not accessible to residents.
Possible challenges with leasehold status.
Potential competition from nearby residential options.
Limited tangible purpose for some facility areas.
1. Historical Overview:
– The Reef at King’s Dock is the fourth residential plot in the 32-ha Harbourfront redevelopment project.
– The Harbourfront project was initially planned for 10 years but extended to a 22-year timeline.
– Keppel Land’s 1999 Annual Report highlighted “smart home” features in its first project.
2. Potential Demand:
– The development has attracted substantial attention from mainstream media and the public.
– Strategic location within the Harbourfront redevelopment project suggests high potential demand.
3. Personal Observation of Price Trends:
– Reflects on the significant changes since the initial project in 1999.
– Notes the evolution from a 10-year plan to a 22-year plan.
– Highlights the early “smart home” features as a reminder of technological advancements.
4. Developer’s Pricing Strategy:
– Keppel Land’s commitment to the 22-year Harbourfront redevelopment project.
– Mentions the “smart home” features as an early indication of the developer’s innovative approach.
5. Prediction for Unit Pricing:
– The text does not explicitly provide a prediction for unit pricing.
6. Comparison with Previous Peaks:
– The historical significance of King’s Dock, once the world’s second-largest dock in 1913.
– Connects the development to Singapore’s historical prosperity linked to trading activities.
7. Market Caution and Consideration:
– Encourages understanding the location’s history for a better appreciation of the investment.
– Implies potential challenges due to the extended timeline of the Harbourfront project.
Overview:
– The Reef at King’s Dock is a highly anticipated waterfront condo.
– Indicative prices starting from $960,000, creating significant interest, especially with the allure of sea views.
– Acknowledges the premium pricing for waterfront properties due to limited land availability.
Development Context:
– The development is the fourth residential plot in the 32-ha Harbourfront redevelopment project.
– The Harbourfront project was initially planned for 10 years but extended to a 22-year timeline.
– Highlights the historical significance of King’s Dock, the second-largest dock in the world in 1913.
Differentiation and Features:
– Unique selling point of being the only development without a “Keppel Bay” address.
– Concerns raised about potential losses based on experiences with Reflections and Corals.
– Lease start date topped up to January 2021, addressing concerns about extended timelines.
Design and Facilities:
– Varied unit layouts, with a focus on 1 and 2-bedroom units.
– Strategic road accessibility along Harbourfront Avenue for easy CBD access.
– Showflat location allows potential buyers to visualize their daily views.
North Site Facilities:
– 1-to-1 parking ratio despite excellent public transport connectivity.
– 81% of units are 1 and 2-bedroom layouts, potentially reducing reliance on cars.
– Diverse block heights maximize waterfront views for a significant number of units.
South Site Facilities:
– Highlight of the development is the 180m floating deck, integrating pools seamlessly with King’s Dock.
– Emphasis on environmental considerations with marine ecology specialist involvement.
– Floating dock’s proximity to Corals at Keppel Bay may pose challenges for existing residents.
Additional Amenities:
– Inclusion of 3-bedroom villas, offering multi-generational living alternatives.
– 50m lap pool and smaller leisure pools for residents.
– Unique marine viewing hammock for a close-to-nature experience.
– Standard facilities such as a tennis court, gyms, and outdoor exercise areas.
– Rooftops of certain blocks used for rainwater harvesting and irrigation.
– Various social pavilions, lounges, and dining areas to cater to diverse resident needs.
Unit Details:
Private Lift Lobby:
Dining Area:
Kitchen:
Living Room:
Storage:
Bedrooms:
Bathrooms:
Overall Design:
Unit Details:
– Size of the 2-bedroom unit: 764 square feet.
– 2-bedroom units constitute the majority with 233 units (54% of total units).
– Range of sizes for 2-bedroom units: 678 square feet to 1,163 square feet.
Private Lift Lobby:
– Polished unit numbers with a lockable shoe rack.
Entrance:
– Entrance doubling as the kitchen space.
– Option for an open kitchen layout.
Kitchen:
– Wide walkway with sufficient space for two people.
– Kitchen appliances from Miele, and Whirlpool for washer/dryer.
– Option for customization in kitchen cabinets (limited to 1-bedders).
Storage:
– Adequate storage space with considerations for countertop usage.
– Power points inside storage for convenient appliance usage.
Living and Dining Area:
– Standard living and dining areas with a 2.9-meter ceiling height.
– Premium marble flooring throughout the unit.
Dining Area:
– Dining area configuration impacted by DB box and storage cabinet.
– Potential to shift furniture to accommodate storage use.
Living Room:
– Spacious living room accommodating a sizeable 3-seater sofa.
– Considerations for wall-mounted TV solutions.
Balcony:
– Balcony space suitable for a comfortable seating setup.
– Aluminum mesh curtain for light, wind, and heat control.
Common Bedroom:
– Average-sized common bedroom with glass-panel wardrobe.
– Common bathroom with rain shower and high-end fittings.
Master Bedroom:
– Master bedroom with a small entranceway for privacy.
– Adequate size even with a king-sized bed.
Master Bathroom:
– Master bathroom comparable in size to the common bathroom.
– Automated bidet feature for Geberit in the master bathroom.
These pointers provide a comprehensive overview of the 2-bedroom Type B4 unit at The Reef at King’s Dock, covering various aspects of its design and features.
Unit Details:
Entrance:
Kitchen:
Utility Room:
Dining Area:
Living Room:
Balcony:
Common Bathroom:
Common Bedroom:
Study/Second Common Bedroom:
Master Bedroom:
Master Bathroom:
Grocery Store Distance Walk Time
Cold Storage – HarbourFront Centre 400m 6-min walk
FairPrice Xtra – VivoCity 650m 8-min walk
Shine Korea Supermarket – VivoCity 650m 8-min walk
Educational Tier Number of Institutes
Preschool (within 1km walk) 2
Primary (3km-drive) 2
Secondary (3km-drive) 2
International School (3km-drive) 0
Junior College (5km-drive) 0
University (5km-drive) 1
Polytechnic (10km-drive) 1
Transport Information Details
Bus Stations ‘Aft HarbourFront Stn’ and ‘Harbourfront Stn Exit A’
Nearest MRT Harbourfront – 4 mins walk, 350m
Bus Services Extensive services providing island-wide connectivity
Key Destinations Distance Peak Hour Drive Time
CBD (Raffles Place) 5.6km 20-min drive
Orchard Road 6.2km 26-min drive
Suntec City 6.4km 24-min drive
Changi Airport 23.5km 27-min drive
Tuas Port (By 2040) 35.0km 50-min drive
Paya Lebar Quarters/Airbase (By 2030) 17.7km 27-min drive
Mediapolis (and surroundings) 5.8km 16-min drive
Mapletree Business City 3.2km 11-min drive
Tuas Checkpoint 24.8km 32-min drive
Woodlands Checkpoint 24.8km 38-min drive
Jurong Cluster (JCube) 12.9km 25-min drive
Woodlands Cluster (Causeway Point) 25.3km 41-min drive
HarbourFront Cluster (Vivo City) 1.4km 7-min drive
Punggol Cluster (Waterway Point) 25.4km 32-min drive
Immediate Road Exits 1 exit – Telok Blangah Road in both directions –
Project Development Team: Mapletree (61%) and Keppel Group (39%)
The collaborative force behind The Reef at King’s Dock is a joint venture between Mapletree and Keppel Group, two distinguished developers in Singapore. While they may not have been the most active in recent condominium developments, their impact on the Keppel/Harbourfront precinct, the project’s homeground, is profound.
Mapletree Investments:
Founded in 2000, Mapletree Investments initially focused on holding non-port related properties transferred from PSA Corporation to Temasek Holdings. The company played a pivotal role in developing the 24-hectare Harbourfront precinct, which includes iconic structures like VivoCity, BofA Merill Lynch Harbourfront, St James Power Station, and Harbourfront Centre. Presently, Mapletree manages a substantial portfolio of properties valued at S$60.5 billion worldwide, overseeing four REITs and six private equity funds.
Keppel Land:
As the property arm of Keppel Corporation, a conglomerate established in 1968, Keppel Land initially focused on offshore and marine activities. In 1983, the company expanded into the property market after acquiring the Straits Steamship Company. Keppel Land has been instrumental in transforming the Keppel precinct from a shipyard into a hub of luxury projects, including Caribbean at Keppel Bay (2004), Reflections at Keppel Bay (2011), and Corals at Keppel Bay (2016). Their current projects include 19 Nassim and The Garden Residences, showcasing their expertise not only in Singapore but also internationally with completed projects in Vietnam, China, Indonesia, and the USA.
Architectural Design by KCAP Architects & Planners:
The architectural vision of The Reef at King’s Dock is brought to life by KCAP Architects & Planners, a Rotterdam-based firm founded by Kees Christiaanse in 1989. Renowned for developing sustainable urban living environments, KCAP emphasizes creating buildings and public spaces that invigorate and rejuvenate the city. Their commitment to enhancing the quality of urban living is evident in their work, including their contribution to the URA Master Plan for the Jurong Lake District.
The Reef at King’s Dock competes directly with three major neighboring developments: Caribbean at Keppel Bay, Reflections at Keppel Bay, and Corals at Keppel Bay.
Caribbean and Reflections are considered ‘mega’ projects, lacking the exclusivity of The Reef and Corals at Keppel Bay.
A simplistic calculation, considering psf, years remaining, and multiplying by 99 for a ‘fresh lease,’ suggests The Reef has a ~27% premium over older projects due to a larger number of units and its distance from the MRT.
Corals at Keppel Bay faced challenges with its lease starting almost 10 years before TOP, but interest has been reignited with the announcement of the Greater Southern Waterfront.
The Reef offers unique features like the 180m floating deck, making it a favorable choice compared to Corals at Keppel Bay.
The 1-bedroom unit at The Reef stands out for investment, especially considering its attractive price point below $1 million, a rarity in the area.
For rental income potential, The Reef is advantageous over Corals at Keppel Bay due to lower monthly maintenance fees.
The 2 and 3-bedroom units have similar price points, requiring more consideration for investment, but the 1-bedroom unit is deemed less risky
The resale market performance of newer Keppel Bay condos, such as Corals and Reflections at Keppel Bay, has been less than stellar, with more unprofitable transactions than profitable ones. Corals has seen minimal profitability, while Reflections has had both successes and significant losses, indicating a mixed track record.
Despite the uncertain performance of these developments, it’s crucial to consider the different market peaks at which Corals and Reflections were launched (2013 and 2007, respectively). The timing of entry into the market, especially during the Covid period, becomes a key factor in assessing whether it’s a low or high point.
Long-term potential is often associated with the Greater Southern Waterfront (GSW) transformation. The redevelopment, set to be completed post-2040, involves over 9,000 housing units and promises significant commercial, transport, educational, and work opportunities. However, investors should note that the GSW plan is a prolonged, future-oriented initiative, and any potential appreciation would be a long-term prospect.
The Reef at King’s Dock sets the standard for luxurious seaside living, situated in the dynamic Great Southern Waterfront on the cusp of the upcoming Sentosa-Brani district. This highly anticipated 99-year leasehold residential development is spearheaded by HarbourFront Three Pte Ltd, a joint venture between two esteemed property developers in Singapore, Mapletree and Keppel Land. With a substantial 429 residential units, The Reef at King’s Dock is scheduled for completion before December 31, 2025.
Mapletree, headquartered in Singapore, stands out as a leading real estate developer, notably transforming the HarbourFront precinct with its innovative architecture and integrated mixed-use developments across various asset classes. Keppel Land, a wholly-owned subsidiary of Keppel Corporation, Singapore’s flagship multinational company, is dedicated to providing solutions for sustainable urbanization that enhance communities across Asia. Keppel Land has earned numerous accolades, including 30 awards at the Euromoney Real Estate Awards and the Quality Champion (Platinum) Award at the BCA Quality Excellence Awards. Recognized for outstanding projects like 19 Nassim, The Glades, and Marina at Keppel Bay, the company’s commitment to excellence is evident. The Reef at King’s Dock further solidifies Keppel Land’s dedication to corporate social responsibility and environmental sustainability, earning it the BCA Green Mark GoldPlus Award in 2020.
Stage Payment Under a Standard Payment Scheme (% of Purchase Price)
Upon the grant of Option to Purchase 5% (Booking Fee)
Upon signing of the Sale & Purchase Agreement or within B weeks from the Option date 20% less Booking Fee
Completion of foundation work 10%
Completion of reinforced concrete framework of unit 10%
Completion of partition walls of unit 5%
Completion of roofing/ceiling of unit 5%
Completion of door sub-frames/ door frames, window frames, electrical wiring, internal plastering and plumbing of unit 5%
Completion of car park, roads and drains serving the housing project 5%
Notice of Vacant Possession (TOP) 25%
On Completion date 15%