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…
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Automated Valuation based on 49 HDB resale transactions (data.gov.sg)
Fair Value
S$3.67M
S$633 psf
Asking Price
S$5.99M
S$1,033 psf
vs Market
+63.1%
vs Last Done
+45.1%
Tenure
65 yrs
99-year Leasehold · Balance remaining
Confidence
High
49 comps
Nearest MRT
Simei
572m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
49 comparable transactions
S$668
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$633
Recent Comparable Transactions
10 shown · 49 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +12.5% vs FV | 99yr from 1995 |
Apr 2026 | Blk 10B BEDOK STH AVE 2 Floor 07 TO 09 | 1,518sqft | S$1,080,000 | ▲S$712 +12.5% vs FV | 99yr from 1995 |
Mar 2026 | Blk 94C BEDOK NTH AVE 4 Floor 01 TO 03 | 1,539sqft | S$961,000 | ▼S$624 -1.4% vs FV | 99yr from 1993 |
Mar 2026 | Blk 635 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,060,000 | ▲S$693 +9.5% vs FV | 99yr from 1993 |
Jan 2026 | Blk 644 BEDOK RESERVOIR RD Floor 13 TO 15 | 1,528sqft | S$1,000,000 | ▲S$654 +3.3% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$988,000 | ▲S$642 +1.4% vs FV | 99yr from 1993 |
Dec 2025 | Blk 633 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,528sqft | S$880,000 | ▼S$576 -9.0% vs FV | 99yr from 1993 |
Dec 2025 | Blk 640 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,561sqft | S$965,000 | ▼S$618 -2.4% vs FV | 99yr from 1993 |
Dec 2025 | Blk 10B BEDOK STH AVE 2 Floor 04 TO 06 | 1,561sqft | S$1,000,000 | ▲S$641 +1.3% vs FV | 99yr from 1995 |
Dec 2025 | Blk 106 LENGKONG TIGA Floor 01 TO 03 | 1,572sqft | S$1,200,000 | ▲S$764 +20.7% vs FV | 99yr from 1989 |
Sep 2025 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▲S$635 +0.3% vs FV | 99yr from 1993 |
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+12.5% vs FV
Blk 10B BEDOK STH AVE 2
Apr 2026 · Floor 07 TO 09
+12.5% vs FV
Blk 94C BEDOK NTH AVE 4
Mar 2026 · Floor 01 TO 03
-1.4% vs FV
Blk 635 BEDOK RESERVOIR RD
Mar 2026 · Floor 13 TO 15
+9.5% vs FV
Blk 644 BEDOK RESERVOIR RD
Jan 2026 · Floor 13 TO 15
+3.3% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
+1.4% vs FV
Blk 633 BEDOK RESERVOIR RD
Dec 2025 · Floor 01 TO 03
-9.0% vs FV
Blk 640 BEDOK RESERVOIR RD
Dec 2025 · Floor 04 TO 06
-2.4% vs FV
Blk 10B BEDOK STH AVE 2
Dec 2025 · Floor 04 TO 06
+1.3% vs FV
Blk 106 LENGKONG TIGA
Dec 2025 · Floor 01 TO 03
+20.7% vs FV
Blk 640 BEDOK RESERVOIR RD
Sep 2025 · Floor 07 TO 09
+0.3% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $3,671,264.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.