The Reef At King’s Dock Project Review: Seafront Property at an Unparalleled Location



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  • 25 February 2021

Project Name: The Reef At King’s Dock

Developer: Harbourfront Three Pte Ltd (JV between Keppel Land and Mapletree)

Project address: 2-22 Harbourfront Avenue 

Type: Condo

No. of units: 429

No. of blocks: 10

No. of storeys: 3 to 10

Tenure: 99 years

District: 4

Configuration: 

114 X 1-bedroom units (A1 to A4) (431 to 592 sq ft)

2 X 1-bedroom + study units (AS1-P) (657 sq ft)

195 X 2-bedroom units (B1 to B6) (678 to 764 sq ft)

6 X 2-bedroom + study units (BS1) (893 sq ft)

20 X 2-bedroom premium units (BP1) (883 sq ft)

12 X 2-bedroom villa units (BV1) (980 to 1,163 sq ft)

25 X 3-bedroom + study units (CS1) (1,076 to 1,281 sq ft)

47 X 3-bedroom premium units (CP1 to CP2) (1,216 to 1,464 sq ft)

8 X 3-bedroom villa units (CV1) (1,345 to 1,572 sq ft)

Projected TOP: Dec 2025

Parking lots + handicap lots: 433 residential carpark lots, including 4 handicap lots

Nearest MRT: Harbourfront MRT station (North-East Line, Circle Line)

Plot Ratio: 1.6

Site Area: 284,265 sq ft

Project Details

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The Reef at King’s Dock is a 429-unit, 99-year leasehold luxury condominium development by Mapletree and Keppel Land in District 4. 

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Located along Harbourfront Avenue, the residential development’s features low-level blocks that are spaced out from one another to maximise the view from each stack. 

What makes The Reef at King’s Dock iconic is that it is a seafront luxury condo along Keppel Bay, something few condo developments can claim as part of its accolade. The condo is also set to become the last piece of the Keppel Bay area that features waterfront living and scenic sea views, much like its neighbours, Corals at Keppel Bay and Reflections at Keppel Bay

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The condo comes with a cool accompanying floating platform along King’s Dock, which is designed to let residents soak in the full experience of seafront living. It features multiple water element facilities such as three pools and the Marine Viewing Hammock where residents can spend their afternoon relaxing and rejuvenating while overlooking the dock.

The Reef at King’s Dock is also smart-enabled and each unit is connected to an advanced smart home system. The smart home system allows residents to access their digital lockset and control smart home appliances like aircon, intercom, sliding screen, smart oven and smart fridge.

The Reef at King’s Dock: Developer

The Reef at King’s Dock is a joint development between two established developers in Singapore (Keppel Land and Mapletree) under the jointly owned Harbourfront Three Pte Ltd. Both developers are top notch developers with years of experience under its belt.

Mapletree is better known for its reputation as a commercial and industrial property developer with a diverse real estate portfolio in Singapore and across Asia. Vivocity, Alexandra Retail Centre and Mapletree Anson are some of the familiar names that most of us can relate to. But Mapletree has also managed to get some residential projects into its portfolio such as The Beacon

Keppel Land is one of the luxury developers in Singapore with a portfolio of landmark and award-winning projects to showcase. They bagged multiple awards from Building & Construction Authority (BCA) in 2020 alone such as:

As a whole, Keppel Land clinched the BCA Quality Excellence Award – Quality Champion (Platinum), which recognizes leading progressive developers for its commitment and consistency in developing high-quality buildings through workmanship excellence and quality assurance programmes.

Besides awards from BCA, Keppel Land also bagged a host of local and international awards and accolades from others:

With Mapletree and Keppel Land at helm, homebuyers can rest be assured of the quality of their homes at The Reef at King’s Dock.

The Reef at King’s Dock: Site plan

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The facilities at The Reef at King’s Dock are nicely designed with placement in between the blocks. This design allows the efficient use of space and lets the developer provide a variety of facilities to its residents. Pavilions, fitness zone, kids’ play zone, gardens and green lawn are some of the add-on facilities on top of the typical condo facilities that residents can enjoy.

The developer also made use of the water body at King’s Dock to create a floating platform (The Deck on King’s Dock) with facilities for residents to indulge in. Not only can you rejuvenate at the pools while enjoying the sea view, but you can also swim in the pool and imagine yourself swimming in King’s Dock. 

Because of its location, it comes with a nice sea-facing view which few developments can claim to have. That said, not all stacks have sea view as some of them are facing towards VivoCity (e.g. block 10 to block 18).

One thing to note is the layout of the stacks at The Reef at King’s Dock. While the site area of The Reef at King’s Dock isn’t small, its elongated shape layout of the stacks. As such, not all stacks at The Reef at King’s Dock enjoy the desirable north-south facing direction. Some units will have to make do with the morning or evening sun.

The Reef at King’s Dock: Facilities

Level 1 and Basement

  • King’s Club
  • King’s Lounge
  • The Gym (Basement
  • The Studio (Basement)
  • Gourmet Pavilion
  • Twilight Pavilion
  • Social Pavilion
  • Reflective Pool
  • Bubble Pond
  • Eco Pond
  • King’s Square
  • King’s Plaza
  • Verdant Garden
  • Serenity Valley
  • Green Lawn
  • The Courtyard
  • Leisure Lawn
  • Tranquility Deck
  • Therapy Corner
  • Kid’s Play Zone
    • Adventure Splash
    • Playground
  • Fitness Zone
  • Semi-sunken Tennis Court
  • Petscape
  • The Promenade by King’s Dock
  • King’s Dock Green Wall
  • Bicycle Park (Level 1 & Basement

The Deck on King’s Dock

  • Marine Viewing Hammock
  • Sun Deck
  • Rejuvenation Pool
    • Bubble Pool
    • Jacuzzi Lounge
    • Hydrotherapy Pool
  • 50m Lap Pool
  • Leisure Pool
    • Splash Pool
    • Bubble Deck

Sky Terraces @ Level 3 and Level 6

  • Meditation Deck
  • Wellness Deck
  • Faber Lounge

Level 10 Roof Garden

  • Alfresco Lounge
  • Sky Dining
  • Star-gazing Terrace
  • Hammock Terrace
  • Social Garden

The Reef at King’s Dock: Condo maintenance fees

Here are the estimated monthly maintenance fees for each unit type:

  • 1-bedroom units (A1 to A4): $375 to $450
  • 1-bedroom + study units (AS1-P): $450
  • 2-bedroom units (B1 to B6): $450
  • 2-bedroom + study units (BS1): $450
  • 20 X 2-bedroom premium units (BP1): $450
  • 12 X 2-bedroom villa units (BV1): $450
  • 25 X 3-bedroom + study units (CS1): $450
  • 47 X 3-bedroom premium units (CP1 to CP2): $525
  • 8 X 3-bedroom villa units (CV1): $525
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Location

 

The Reef at King’s Dock location in District 4 makes it one of the few condos in Singapore with not just a sea view, but also “direct access” to the sea. Having the sea right next door is a rare natural landscape feature in the real estate scene that only luxury developments like Reflection at Keppel Bay, Coral at Keppel Bay and Carribean at Keppel Bay enjoy. Plus, you can even see Sentosa from some of the sea-facing stacks.

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Even though you are living next to the sea, residents can still enjoy close proximity to public transportation, road networks and amenities. The Reef at King’s Dock is just one bus stop away from VivoCity where you can connect to the North-East Line (NEL) and Circle Line (CCL). You can get your groceries at the two-storey FairPrice hypermarket in VivoCity. The condo is also one street away from the nearby Seah Im Food Centre where you can find affordable and nice food from the hawker centre.

If you love green spaces, then you will appreciate the condo’s location to the nearby parks as well. From Seah Im Food Centre, you can access Mount Faber Park (by foot). You can then stroll from Mount Faber Park to the connecting Telok Blangah Hill Park, Hort Park and Kent Ridge Park. Labrador Nature Reserve is also just two MRT stations away from Harbourfront MRT station. 

The only thing that leaves more to be desired is the schools around The Reef at King’s Dock. Because of its location in the luxury Keppel Bay area, you don’t find many schools near the condo. The closest is Radin Mas Primary School, which is 1.4km away. Families who are looking to buy a unit at The Reef at King’s Dock should take note of this.

The Reef at King’s Dock: Accessibility

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Located just 500m away (five minutes by foot) is Harbourfront MRT station on the NEL. From Harbourfront MRT, you can make one stop to Outram Park MRT and transit to the East-West Line (EWL). You will reach Raffles Place in two stops. The travelling time on the MRT will be just 13 minutes, according to Moovit

The total journey will take you approximately 28 minutes, including the walking time from The Reef at King’s Dock. 

Alternatively, you can also take bus 100 down from the bus stop at Harbourfront station, which will take you approximately 30 minutes.

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For those who drive, you can reach the Central Business District (CBD) pretty easily. Once you exit onto West Coast Highway, continue cruising along and join on Keppel Viaduct. From there, just turn onto Anson Road and you are inside the CBD area.

The Reef at King’s Dock: Nearby shopping malls

  • Harbourfront Centre (0.4 km)
  • VivoCity (0.5 km)
  • Telok Blangah Mall (1.4 km)
  • Alexandra Retail Centre (2.0 km)

The Reef at King’s Dock: Nearby supermarkets

  • Cold Storage @ Harbourfront Centre (0.4 km)
  • FairPrice @ VivoCity (0.5 km)
  • FairPrice @ Telok Blangah Street 32 (1.4 km)
  • FairPrice @ Alexandra Retail Centre (2.0 km)

The Reef at King’s Dock: Nearby hawker centres

  • Seah Im Food Centre (0.3 km)

The Reef at King’s Dock: Nearby schools (within 2km radius)

  • Radin Mas Primary School (1.4 km)
  • CHIJ St Theresa Convent (1.4 km)
  • Blangah Rise Primary School (1.6 km)
  • CHIJ Kellock (1.8 km)

The Reef at King’s Dock: Nearby amenities

  • Mount Faber Park (0.8 km)
  • Keppel Club (1.0 km)
  • Telok Blangah Hill Park (1.4 km)
  • Siloso Beach (1.5 km)
  • Labrador Nature Reserve (1.6 km)
  • Palawan Beach (2.0 km)
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Analysis

The Reef at King’s Dock: Price

Each unit in The Reef at King’s Dock is currently selling between $2,000 and $2,800 psf with an average of $2,330 psf, based on the 300 units that were launched on its opening weekend. The cheapest unit, i.e. a 1-bedroom unit, is selling at slightly less than $1 million.

Popular units like the 1-bedroom (< $1 million) and 2-bedroom units (~$1.5 million) are expected to be sold out, given that they are the most quantum friendly. In fact, the 1-bedroom units have already been completely sold.

Based on asking prices on PropertyGuru, below is the average PSF price of nearby condos compare to The Reef at King’s Dock in the last 12 months:

The Reef at King’s Dock: D4 URA Master Plan

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According to the District 4 URA Master Plan, there will be plenty of room for development and growth. 

For instance, the land where Keppel Club and the Keppel Golf Link sits on will be up for residential development in the future as part of the Greater Southern Waterfront project. The same goes for the commercial plot (dark blue) where Keppel Bay Tower, Harbourfront Centre and the Harbourfront Towers One and Two are. 

What will stay in the area are the green space of Mount Faber Park and the reserve sites in front of it where Seah Im Food Centre is.

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The most exciting development for The Reef at King’s Dock is the urban transformation of the Greater Southern Waterfront. The condo will be in the middle of the Greater Southern Waterfront transformation into a waterfront promenade and location for urban living. This transformation will take place over the next five to 10 years.

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As part of the Greater Southern Waterfront transformation, new green spaces like the Pasir Panjang Linear Park will be built to connect the Labrador Park area to West Coast Park. It will also feature connections from Pasir Panjang Linear Park to Kent Ridge Park, Telok Blangah Hill Park and the Rail Corridor.

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Besides green spaces, office spaces and new MRT stations will also be built in the Greater Southern Waterfront.

New office spaces will complement the existing Mapletree Business City which tech companies and MNCs already call home. The supply of office spaces will create more supply of tenants and benefit those who are looking for an investment unit at The Reef at King’s Dock.

The upcoming MRT stations on the Thomson-East Coast Line (TEL) at Keppel MRT and Cantonment MRT will further enhance the livability of The Reef at King’s Dock. This will make The Reef at King’s Dock attractive as a residential option even for those who are working in the CBD. This means a bigger tenant pool for those who are buying an investment unit at The Reef at King’s Dock to rent out.

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One concern on homeowners’ mind might be the upcoming supply of flats at the Greater Southern Waterfront. 

Even though there will be more residential developments as part of the transformation, the supply of residential developments on the waterfront promenade itself will be limited. There’s limited space to build more residential units that will enjoy the same sea view as The Reef at King’s Dock. As such, its value should remain well supported even with new residential developments in the area. 

And once the Greater Southern Waterfront is complete, it should elevate the living experience and value of The Reef at King’s Dock.

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Summary

The Reef at King’s Dock is a luxury project that is designed for luxury living with the privilege of seafront living. It offers a unique living experience that few condo developments can match. 

Located right next to the parks and VivoCity, residents can enjoy the tranquility of nature while still living close to the amenities for daily living. Plus, the condo is also near to the CBD, which means you can save of travelling time to the city centre.

The Reef at King’s Dock location in District 4 also means that it will benefit from the enhancements and growth that comes together with the government’s plans to develop the Greater Southern Waterfront. 

Overall, The Reef at King’s Dock offers a unique buying opportunity for those looking to enter into the luxury condo market, be it for own stay or for investment. This explains why the demand for The Reef at King’s Dock is strong, with 280 of the 300 units snapped up on the opening launch weekend.

Thinking of getting a unit at The Reef at King’s Dock? Check out the available units for sale on PropertyGuru. Or read our reviews of other condo projects here

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Eric Wong

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