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…


License: L3009250K
Automated Valuation based on 113 HDB resale transactions (data.gov.sg)
Fair Value
S$3.03M
S$607 psf
Asking Price
S$6.50M
S$1,300 psf
vs Market
+114.3%
vs Last Done
+87.6%
Tenure
65 yrs
99-year Leasehold · Balance remaining
Confidence
High
113 comps
Nearest MRT
Simei
572m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
113 comparable transactions
S$641
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$607
Recent Comparable Transactions
10 shown · 113 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +14.2% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +14.2% vs FV | 99yr from 1993 |
Mar 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,539sqft | S$965,000 | ▲S$627 +3.3% vs FV | 99yr from 1987 |
Mar 2026 | Blk 167 BEDOK STH AVE 3 Floor 04 TO 06 | 1,572sqft | S$1,035,000 | ▲S$659 +8.6% vs FV | 99yr from 1986 |
Feb 2026 | Blk 115 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,615sqft | S$990,000 | ▲S$613 +1.0% vs FV | 99yr from 1985 |
Feb 2026 | Blk 661 JLN DAMAI Floor 01 TO 03 | 1,561sqft | S$958,000 | ▲S$614 +1.2% vs FV | 99yr from 1996 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +7.7% vs FV | 99yr from 1993 |
Jan 2026 | Blk 167 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +15.3% vs FV | 99yr from 1986 |
Jan 2026 | Blk 160 BEDOK STH AVE 3 Floor 10 TO 12 | 1,572sqft | S$1,100,000 | ▲S$700 +15.3% vs FV | 99yr from 1986 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +5.8% vs FV | 99yr from 1993 |
Dec 2025 | Blk 114 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,615sqft | S$1,100,000 | ▲S$681 +12.2% vs FV | 99yr from 1985 |
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+14.2% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+14.2% vs FV
Blk 137 BEDOK RESERVOIR RD
Mar 2026 · Floor 10 TO 12
+3.3% vs FV
Blk 167 BEDOK STH AVE 3
Mar 2026 · Floor 04 TO 06
+8.6% vs FV
Blk 115 BEDOK RESERVOIR RD
Feb 2026 · Floor 04 TO 06
+1.0% vs FV
Blk 661 JLN DAMAI
Feb 2026 · Floor 01 TO 03
+1.2% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+7.7% vs FV
Blk 167 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+15.3% vs FV
Blk 160 BEDOK STH AVE 3
Jan 2026 · Floor 10 TO 12
+15.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+5.8% vs FV
Blk 114 BEDOK RESERVOIR RD
Dec 2025 · Floor 10 TO 12
+12.2% vs FV
HELIOS AI Analysis
The valuation for the HDB Executive in Bedok, with a remaining lease of 65 years, stands at an estimated value of $3,033,388, translating to $607 PSF. This valuation notably positions the property above the market average, reflecting a robust 114.3% differential from the established baseline. Such a premium valuation indicates strong demand dynamics in the Bedok area, which is likely driven by its strategic location, accessibility, and the comprehensive amenities available to residents.
The confidence in this valuation, rated as High, is supported by an extensive analysis of 113 recent HDB resale transactions in the vicinity. This substantial dataset allows for a reliable comparative assessment, reinforcing the perception of Bedok as a desirable locale for HDB living. The longevity of the remaining lease is an essential factor that contributes to its appeal, providing potential buyers with the assurance of long-term habitation and investment security. As market trends continue to evolve, the Bedok HDB Executive stands as a compelling opportunity for discerning buyers seeking value in a competitive landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.