Sea Breeze Avenue, Simei, East Region, Singapore
$6,500,000









Brought to you by landed7772! Experience luxurious living in this stunning 5000 sqft semi-detached house, now available for sale! This exquisite property features 5 spacious bedrooms and 4 modern bathrooms, perfect for families seeking comfort and style. Nestled in a vibrant neighborhood, it is conveniently located just 1.5 km from Simei MRT station, making commuting a breeze. Families will appreciate the proximity to quality education with My First Skool at East Point Mall (1.3 km) and Smiling Star Speedy Chinese Character Recognition (1.4 km) nearby. For your shopping needs, FairPrice Eastpoint Mall (1.3 km) and Giant Supermarket (1.5 km) are just a stone’s throw away, offering convenience at your doorstep. The popular Eastpoint Mall (1.3 km) provides a variety of dining and shopping options, ensuring you're never far from entertainment. Unit features include air conditioning to keep you cool, covered car parking for your convenience, and spacious living areas perfect for family gatherings. Don’t miss this opportunity to own a magnificent home in a prime location. Contact us today for a viewing and make this dream home yours! Call Sharon Kim @ 9277-7772
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Total Transactions
5
Average Price
S2.9M
Total Value
S14.7M
Calculating fair value from URA transaction data…
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Automated Valuation based on 51 HDB resale transactions (data.gov.sg)
Fair Value
S$3.16M
S$632 psf
Asking Price
S$6.50M
S$1,300 psf
vs Market
+105.7%
vs Last Done
+89.2%
Tenure
65 yrs
99-year Leasehold · Balance remaining
Confidence
High
51 comps
Nearest MRT
Simei
572m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
51 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 · 51 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +8.7% vs FV | 99yr from 1993 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +8.7% vs FV | 99yr from 1993 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▲S$635 +0.5% 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 |
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 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +3.5% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +1.6% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -8.9% vs FV | 99yr from 1993 |
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+8.7% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+8.7% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
+0.5% 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 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+3.5% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+1.6% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-8.9% vs FV
HELIOS AI Analysis
The HDB Executive property located in Bedok, with a remaining lease of 65 years, showcases a remarkable valuation of $3,160,503, translating to $632 PSF. This valuation positions the property above the market baseline by 105.7%, indicating a robust demand in the area that surpasses typical pricing trends. Such a significant premium suggests that buyers are willing to pay a higher price, likely driven by the desirable location and the growing amenities in the Bedok region.
Our analysis, grounded in a comprehensive review of 51 recent HDB resale transactions within the vicinity, reflects a high confidence in the model's predictive accuracy. The data indicates a strong market signal that continues to support the sustained appreciation of HDB properties in this locale. Furthermore, with a remaining lease of 65 years, this property not only offers potential capital appreciation but also represents a stable long-term investment opportunity in Singapore's competitive real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.