Sea Breeze Avenue, Simei, East Region, Singapore
$5,200,000
Discover the Perfect Family Home at Sea Breeze Terrace Located in the highly sought-after District 16, this spacious 4-bedroom, 4-bathroom property offers a generous floor area of 2700 sqft and a listing price of $5,200,000. Situated along Sea Breeze Avenue, this home combines comfort, convenience, and modern living in one exceptional package. This meticulously maintained residence provides ample space for families seeking both privacy and togetherness. The layout is designed for functionality and style, with bright, airy rooms and high-quality finishes throughout. The propertys prime location ensures easy access to essential amenities and transportation options. Commuters will appreciate the proximity to SIMEI MRT Station on the East West Line, just a short 0.65 km walk. Educational institutions such as CHANGKAT PRIMARY SCHOOL (0.31 km), CHANGKAT CHANGI SECONDARY SCHOOL (0.24 km), and ITE COLLEGE EAST (0.39 km) are nearby, making this an ideal home for families with children. For daily essentials and leisure, Eastpoint Mall (0.58 km) and Eccellente by HAO Mart (0.97 km) are within easy reach. Childcare centers like STAR LEARNERS @ SIMEI PTE. LTD. and CHANGI GENERAL HOSPITAL CHILD CARE CENTRE are just minutes away, along with health facilities and community centers such as Changi Simei CC. This is a rare opportunity to own a sophisticated family home in a vibrant, accessible neighborhood. Contact Jessie Tan at 9852XXXX for more details or to schedule a viewing. Your ideal home awaits.
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Total Transactions
5
Average Price
S2.9M
Total Value
S14.7M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 102 HDB resale transactions (data.gov.sg)
Fair Value
S$1.71M
S$632 psf
Asking Price
S$5.20M
S$2,992 psf
vs Market
+204.6%
vs Last Done
+347.2%
Tenure
65 yrs
99-year Leasehold · Balance remaining
Confidence
High
102 comps
Nearest MRT
Simei
572m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
102 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 · 102 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 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 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 |
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 |
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 |
Blk 94B BEDOK NTH AVE 4
Apr 2026 · Floor 10 TO 12
+5.9% 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 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 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
HELIOS AI Analysis
The HDB Executive property located in Bedok, with a remaining lease of 65 years, has been appraised at an estimated value of $1,706,893, translating to a price per square foot (PSF) of $632. This valuation positions the property significantly above the market baseline, reflecting a remarkable 204.6% difference, which is indicative of strong demand dynamics and buyer sentiment in the locality. The high confidence level of this valuation, supported by an analysis of 102 recent HDB resale transactions in the vicinity, underscores the robustness of the market conditions that are currently at play.
In the context of the Singapore real estate landscape, the substantial premium on this executive HDB unit can be attributed to several contributing factors. The Bedok area is known for its strategic location, accessibility, and a wealth of amenities that enhance the lifestyle offerings to residents. Furthermore, the remaining lease of 65 years provides a balance of long-term investment potential while aligning with the preferences of buyers seeking stability and community integration. The elevated valuation not only reflects current market trends but also signals a growing confidence in the resilience of the HDB market in Singapore, especially in well-established neighborhoods such as Bedok.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.