Sea Breeze Avenue, Simei, East Region, Singapore
$5,200,000
Discover the Perfect Family Home at Sea Breeze Terrace Located in the highly sought-after District 16, this spacious 4-bedroom, 4-bathroom property offers a generous floor area of 2700 sqft and a listing price of $5,200,000. Situated along Sea Breeze Avenue, this home combines comfort, convenience, and modern living in one exceptional package. This meticulously maintained residence provides ample space for families seeking both privacy and togetherness. The layout is designed for functionality and style, with bright, airy rooms and high-quality finishes throughout. The propertys prime location ensures easy access to essential amenities and transportation options. Commuters will appreciate the proximity to SIMEI MRT Station on the East West Line, just a short 0.65 km walk. Educational institutions such as CHANGKAT PRIMARY SCHOOL (0.31 km), CHANGKAT CHANGI SECONDARY SCHOOL (0.24 km), and ITE COLLEGE EAST (0.39 km) are nearby, making this an ideal home for families with children. For daily essentials and leisure, Eastpoint Mall (0.58 km) and Eccellente by HAO Mart (0.97 km) are within easy reach. Childcare centers like STAR LEARNERS @ SIMEI PTE. LTD. and CHANGI GENERAL HOSPITAL CHILD CARE CENTRE are just minutes away, along with health facilities and community centers such as Changi Simei CC. This is a rare opportunity to own a sophisticated family home in a vibrant, accessible neighborhood. Contact Jessie Tan at 9852XXXX for more details or to schedule a viewing. Your ideal home awaits.
Loading map...
Total Transactions
5
Average Price
S2.9M
Total Value
S14.7M
Calculating fair value from URA transaction data…


License: L3008022J
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 102 HDB resale transactions (data.gov.sg)
Fair Value
S$1.71M
S$632 psf
Asking Price
S$5.20M
S$2,992 psf
vs Market
+204.6%
vs Last Done
+347.2%
Tenure
65 yrs
99-year Leasehold · Balance remaining
Confidence
High
102 comps
Nearest MRT
Simei
572m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
102 comparable transactions
S$667
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.929
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$632
Recent Comparable Transactions
10 shown · 102 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▲S$669 +5.9% vs FV | 99yr from 1993 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▲S$669 +5.9% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -1.1% vs FV | 99yr from 1993 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +12.7% vs FV | 99yr from 1995 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▲S$669 +5.9% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -1.1% vs FV | 99yr from 1993 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +12.7% vs FV | 99yr from 1995 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -1.3% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +9.7% vs FV | 99yr from 1993 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -1.3% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +9.7% vs FV | 99yr from 1993 |
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+5.9% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+5.9% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-1.1% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+12.7% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+5.9% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-1.1% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+12.7% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-1.3% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+9.7% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-1.3% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+9.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bedok reflects a significant market signal, indicating a robust demand and a premium positioning within the local real estate landscape. With an estimated value of $1,706,893, translating to $632 PSF, this property is valued at an impressive 204.6% above the baseline market value. This noteworthy deviation underscores a strong buyer sentiment and a limited supply of comparable properties in the vicinity, suggesting that the market is currently favouring sellers.
The remaining lease of 65 years adds a layer of complexity to the valuation, as properties with shorter leases often face depreciation concerns. However, the high model confidence rating, based on an analysis of 102 recent HDB resale transactions in the area, indicates a solid foundation for this valuation. The demand for HDB Executive units in Bedok, coupled with the area's attractive amenities and connectivity, contributes to the sustained premium in pricing. As the market continues to evolve, stakeholders should closely monitor these dynamics to make informed decisions in this vibrant sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.