SEA BREEZE TERRACE is a freehold development along SEA BREEZE AVENUE in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 3 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 16 (Bedok / Upper East Coast), the immediate context for SEA BREEZE TERRACE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 3 sales and 10 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SEA BREEZE TERRACE dashboard.
- Average sale price: $3,146,667 across 3 transactions
- Estimated gross rental yield: 2.0%
- District 16 PSF ranking: Premium tier (top 16%)
- Freehold tenure · OCR · D16
About SEA BREEZE TERRACE
SEA BREEZE TERRACE is a freehold condominium, located at SEA BREEZE AVENUE in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region).
As a freehold property, SEA BREEZE TERRACE does not face lease decay concerns.
Sales Market Overview
SEA BREEZE TERRACE has recorded 3 sale transactions with an average transaction price of $3,146,667, ranging from $1,500,000 to $4,320,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 1 | $806 psf | $1,500,000 | — |
| 2024 | 1 | $1,945 psf | $3,620,000 | ↑ 141.5% |
| 2025 | 1 | $2,320 psf | $4,320,000 | ↑ 19.3% |
SEA BREEZE TERRACE ranks in the top 16% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, SEA BREEZE TERRACE trades 9.1% above the segment benchmark.
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Rental Market Overview
SEA BREEZE TERRACE has recorded 10 rental transactions with monthly rents averaging $5,240/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 10 | $5,240/mo | $2,500/mo | $6,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $2,500/mo |
| 2022 | 3 | $4,367/mo |
| 2024 | 3 | $6,133/mo |
| 2026 | 3 | $6,133/mo |
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Investment Analysis
Based on average rents and sale prices, SEA BREEZE TERRACE delivers an estimated gross rental yield of 2.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 16
Side-by-side comparison against the most actively traded condos in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | — | $2,550 psf | 549 |
| VELA BAY | 99 years leasehold | — | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 268 | $2,084 psf | 269 |
| THE BAYSHORE | 99-year leasehold | 1038 | $1,232 psf | 245 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
Location Map
Map shows SEA BREEZE TERRACE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SEA BREEZE TERRACE
- Simei MRT
- Expo MRT
- Expo MRT
- Upper Changi MRT
- Tanah Merah MRT
- Park View Primary School
- Ping Yi Secondary School
- Changkat Primary School
Nearby MRT Stations
SEA BREEZE TERRACE is 650m from Simei MRT (East-West Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Simei | EW3 | East-West Line | 650m |
| Expo | CG1 | East-West Line | 1.0 km |
| Expo | DT35 | Downtown Line | 1.0 km |
| Upper Changi | DT34 | Downtown Line | 1.0 km |
| Tanah Merah | EW4 | East-West Line | 1.4 km |
| Sungei Bedok | TE31 | Thomson-East Coast Line | 1.5 km |
Nearby Schools
There are 15 schools within 2 km of SEA BREEZE TERRACE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Park View Primary School | Primary | 350m |
| Ping Yi Secondary School | Secondary | 950m |
| Changkat Primary School | Primary | 980m |
| Fengshan Primary School | Primary | 1.2 km |
| Angsana Primary School | Primary | 1.2 km |
| Singapore University of Technology and Design | Tertiary | 1.3 km |
| Casuarina Primary School | Primary | 1.3 km |
| Springfield Secondary School | Secondary | 1.4 km |
| Bedok View Secondary School | Secondary | 1.5 km |
| Bedok Green Primary School | Primary | 1.5 km |
| Bedok North Secondary School | Secondary | 1.6 km |
| Tampines Meridian Junior College | Jc | 1.8 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Simei is about 0.65km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Park View Primary School sits about 0.35km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 3 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: SEA BREEZE TERRACE combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 3 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for SEA BREEZE TERRACE?
What is the rental yield for SEA BREEZE TERRACE?
Is SEA BREEZE TERRACE freehold or leasehold?
How far is the nearest MRT from SEA BREEZE TERRACE?
What is the tenure of SEA BREEZE TERRACE?
How does SEA BREEZE TERRACE compare to other projects in the district?
What stamp duty applies for a foreign buyer of SEA BREEZE TERRACE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions analysed
- Rental data: 10 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for SEA BREEZE TERRACE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.