Sea Breeze Avenue, Simei, East Region, Singapore
$5,988,888










Call for an Exclusive Viewing! Discover an exceptional opportunity to own a premium landed property along the highly sought-after Upper Changi Road in District 16. This stunning 3-storey corner terrace offers a rare combination of spaciousness and exclusivity, perfect for discerning buyers seeking a luxurious residence in a prime location. Spanning an impressive approx. 6500 sqft, this property is located just 1.5 km from Simei MRT (approximately 5 minutes by car), ensuring convenient access to public transport. Families will appreciate the proximity to Aquatic Masters Swim Club (1.9 km) for recreational activities and Zhengfei Cultural Education Centre (1.3 km) for educational needs. Shopping is a breeze with FairPrice Eastpoint Mall (1.5 km) nearby for all your grocery needs, alongside the bustling Eastpoint Mall (1.5 km) offering various retail options. This home features modern kitchen furnishings, decorative lights, and a beautifully tiled floor, providing a luxurious touch. With ample car parking outside and a helper's room, this corner unit is perfect for families seeking space and comfort. Don't miss out on this unique opportunity to own a piece of paradise in a prime location. Schedule your viewing today and make this dream home yours!
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Total Transactions
5
Average Price
S2.9M
Total Value
S14.7M
Calculating fair value from URA transaction data…
Automated Valuation based on 55 URA transactions
Fair Value
S$9.29M
S$1,602 psf
Asking Price
S$5.99M
S$1,033 psf
vs Market
-35.5%
vs Last Done
-55.5%
Tenure
Freehold
No lease decay
Confidence
High
55 comps
Nearest MRT
Simei
572m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
55 comparable transactions
S$1,555
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,602
Recent Comparable Transactions
10 shown · 55 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | SEA BREEZE AVENUE Floor - | 1,862sqft | S$4,320,000 | ▲S$2,320 +44.8% vs FV | Freehold |
May 2025 | SEA BREEZE AVENUE Floor - | 1,862sqft | S$4,320,000 | ▲S$2,320 +44.8% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,307sqft | S$7,500,000 | ▲S$1,741 +8.7% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,312sqft | S$7,500,000 | ▲S$1,739 +8.6% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,307sqft | S$7,500,000 | ▲S$1,741 +8.7% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,312sqft | S$7,500,000 | ▲S$1,739 +8.6% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,307sqft | S$7,500,000 | ▲S$1,741 +8.7% vs FV | Freehold |
May 2025 | UPPER CHANGI ROAD Floor - | 4,312sqft | S$7,500,000 | ▲S$1,739 +8.6% vs FV | Freehold |
Dec 2024 | UPPER CHANGI ROAD Floor - | 7,354sqft | S$7,500,000 | ▼S$1,020 -36.3% vs FV | Freehold |
Dec 2024 | UPPER CHANGI ROAD Floor - | 7,354sqft | S$7,500,000 | ▼S$1,020 -36.3% vs FV | Freehold |
Dec 2024 | UPPER CHANGI ROAD Floor - | 7,354sqft | S$7,500,000 | ▼S$1,020 -36.3% vs FV | Freehold |
SEA BREEZE AVENUE
May 2025 · Floor -
+44.8% vs FV
SEA BREEZE AVENUE
May 2025 · Floor -
+44.8% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
+8.7% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
+8.6% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
+8.7% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
+8.6% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
+8.7% vs FV
UPPER CHANGI ROAD
May 2025 · Floor -
+8.6% vs FV
UPPER CHANGI ROAD
Dec 2024 · Floor -
-36.3% vs FV
UPPER CHANGI ROAD
Dec 2024 · Floor -
-36.3% vs FV
UPPER CHANGI ROAD
Dec 2024 · Floor -
-36.3% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 55 URA transactions (0 outliers removed), adjusted for: MRT Simei 572m away (+1%); AI-detected value boosters: corner unit (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.