Sea Breeze Road, Simei, East Region, Singapore
$7,500,000
Rare 2 Sty Freehold Semi-D with Resort Style Feel * Rare 2-Storey Semi-D situated in a 3-Storey Mixed Landed Enclave * * 2 Sty with potential to build up to 3.5 sty * Wide Frontage good for 2 to 3 cars lot * Well maintained and move-in condition - Land : 4,658 sqft approx. - Build : 3,000 sqft approx. Amenities are within reach by walking : MRT Station : Simei MRT and Singapore Expo MRT Groceries and Eateries: NTUC FairPrice @ Eastpoint Mall Giant @ Bedok Market Place Tampines Round Market & Food Centre Primary School (Within 1 ~ 2 Km) Changkat, St. Anthony’s Canossian, Chongzheng Primary and many more ** 3D Virtual Tour is Avail upon request ** No worries on the Tenancy Period Call Jason @ wa.me/+658800XXXX to secure your exclusive viewing appointment today! Another Quality Listing of: Huttons Landed Division We LAND Results for YOU! Huttons Real Estate Group __________________________________________ For more information on other landed houses, please check out (and subscribe to) our market leading social media portals: Facebook page http://www.facebook.com/HuttonsLandedDivision Youtube channel http://bit.ly/HuttonsLandedDivision Instagram http://instagram.com/huttonslandeddivision TikTok https://bit.ly/HLDTicTok Website http://singaporelanded.com.sg
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Total Transactions
39
Average Price
S4.5M
Total Value
S174.0M
Calculating fair value from URA transaction data…
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Automated Valuation based on 115 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.05M
S$684 psf
Asking Price
S$7.50M
S$1,610 psf
vs Market
+265.3%
vs Last Done
+177.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
115 comps
Nearest MRT
Simei
788m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
115 comparable transactions
S$639
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$684
Recent Comparable Transactions
10 shown · 115 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▼S$580 -15.2% vs FV | 99yr from 1985 |
Sep 2025 | Blk 42 CHAI CHEE ST Floor 10 TO 12 | 1,604sqft | S$930,000 | ▼S$580 -15.2% vs FV | 99yr from 1985 |
Jul 2024 | Blk 424 BEDOK NTH AVE 1 Floor 10 TO 12 | 1,755sqft | S$900,000 | ▼S$513 -25.0% vs FV | 99yr from 1979 |
May 2026 | Blk 634 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$1,058,000 | ▲S$687 +0.4% vs FV | 99yr from 1993 |
May 2026 | Blk 137 BEDOK RESERVOIR RD Floor 01 TO 03 | 1,539sqft | S$915,000 | ▼S$594 -13.2% vs FV | 99yr from 1987 |
May 2026 | Blk 145 BEDOK RESERVOIR RD Floor 04 TO 06 | 1,539sqft | S$938,000 | ▼S$609 -11.0% vs FV | 99yr from 1987 |
May 2026 | Blk 640 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,550sqft | S$985,000 | ▼S$635 -7.2% vs FV | 99yr from 1993 |
May 2026 | Blk 29A CHAI CHEE AVE Floor 07 TO 09 | 1,572sqft | S$1,088,000 | ▲S$692 +1.2% vs FV | 99yr from 1996 |
Apr 2026 | Blk 94B BEDOK NTH AVE 4 Floor 10 TO 12 | 1,539sqft | S$1,030,000 | ▼S$669 -2.2% vs FV | 99yr from 1993 |
Apr 2026 | Blk 643 BEDOK RESERVOIR RD Floor 07 TO 09 | 1,561sqft | S$975,000 | ▼S$625 -8.6% vs FV | 99yr from 1993 |
Apr 2026 | Blk 137 BEDOK RESERVOIR RD Floor 10 TO 12 | 1,625sqft | S$1,088,888 | ▼S$670 -2.0% vs FV | 99yr from 1987 |
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
-15.2% vs FV
Blk 42 CHAI CHEE ST
Sep 2025 · Floor 10 TO 12
-15.2% vs FV
Blk 424 BEDOK NTH AVE 1
Jul 2024 · Floor 10 TO 12
-25.0% vs FV
Blk 634 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
+0.4% vs FV
Blk 137 BEDOK RESERVOIR RD
May 2026 · Floor 01 TO 03
-13.2% vs FV
Blk 145 BEDOK RESERVOIR RD
May 2026 · Floor 04 TO 06
-11.0% vs FV
Blk 640 BEDOK RESERVOIR RD
May 2026 · Floor 07 TO 09
-7.2% vs FV
Blk 29A CHAI CHEE AVE
May 2026 · Floor 07 TO 09
+1.2% vs FV
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
-2.2% vs FV
Blk 643 BEDOK RESERVOIR RD
Apr 2026 · Floor 07 TO 09
-8.6% vs FV
Blk 137 BEDOK RESERVOIR RD
Apr 2026 · Floor 10 TO 12
-2.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bedok reflects a premium positioning in the current real estate landscape, with an estimated value of $2,053,249 or $684 PSF. This pricing significantly exceeds the market baseline by 265.3%, indicating that this property is commanding a strong market signal. With a remaining lease of 75 years, this HDB Executive unit not only offers a substantial lease period but also captures the interest of buyers seeking long-term investment opportunities in a vibrant and well-connected neighborhood.
Our analysis is grounded in a robust dataset, comprising 115 recent HDB resale transactions in the vicinity, which enhances the model confidence to a high level. The elevated valuation can be attributed to several market dynamics, including the enduring appeal of Bedok as a residential choice, comprehensive amenities, and favorable connectivity to key urban centers. As the property market continues to evolve, this HDB Executive unit stands out as a prime asset for discerning buyers looking to capitalize on the enduring demand in this sought-after locale.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.