Landed · Sea Breeze Walk

1 filed transactions · District 16 · OCR

Median, per square foot

1,541 psf

The one filed sale

$1,541 psf
S$4,000k, once

Freehold · 1 filed transaction

S$4,000k

Filed price

Filed transaction

—

No range from one sale

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $4,000,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

The transactions behind those figures1 of 1

Nothing modelled — these are the filed sales.

241.2 sqmTerrace · Resale · 2025-02

S$4,000,000$1541 psf

One filed sale is not a range. Everything above rests on a single transaction, so there is no cheapest and dearest to report and no spread to read. It is what was filed here, once, over the period shown — not a level this address trades at. The nearby sales below are the wider evidence.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What's around

Straight-line distance from the middle of the street — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Simei

569m

Primary schools within 1km

nearest 245m

Primary schools · straight-line distance

Changkat Primary School245m

7 more between 1km and 2km

St. Anthony'S Canossian Primary School1.2km
Chongzheng Primary School1.4km
Yumin Primary School1.5km
Tampines Primary School1.5km
Junyuan Primary School1.7km
Red Swastika School2.0km
East Spring Primary School2.0km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Simei569m
Upper Changi1.1km
Expo1.2km

Also nearby

Hawker centreTampines Street 11 Blk 137 (Tampines Round Market and Food Centre)1.1km
ParkSea Breeze Avenue Park102m
Other schoolsChangkat Changi Secondary School252m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Landed · Sea Breeze WalkStraight-line, not walking — what sits between two points is in no dataset here.

9projects within 300m

$1,180–$1,552the middle half, per sq ft

$1,221median of those sales

From 41 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Eastpoint Green	95m	2026-08	01-05	84 sqm	$1,003
Simei Garden	109m	2026-08	—	449 sqm	$1,408
Eastpoint Green	95m	2026-07	06-10	106 sqm	$1,315
Eastpoint Green	95m	2026-06	06-10	195 sqm	$1,272
Eastpoint Green	95m	2026-06	01-05	90 sqm	$1,197
Eastpoint Green	95m	2026-05	06-10	109 sqm	$1,193
Eastpoint Green	95m	2026-05	01-05	89 sqm	$1,220
Eastpoint Green	95m	2026-05	01-05	89 sqm	$1,305
Guan Soon Terrace	263m	2026-05	—	152 sqm	$2,934
Zephyr Park	37m	2026-04	—	162 sqm	$2,823
Eastpoint Green	95m	2026-04	01-05	105 sqm	$1,172
Eastpoint Green	95m	2026-04	06-10	105 sqm	$1,221
Eastpoint Green	95m	2026-04	06-10	109 sqm	$1,202

The 13 most recent are listed, out of 41 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:00 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$4,000,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$4,000,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$90,000

Cash in handS$3,527,584

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.