Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 2 SEA BREEZE AVENUE

ML Indicative Values

ML Indicative Value: $19,410,000 [ (1,763 psf * 9,308 sqft) + $3,000,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $11,560,000

Net Indicative Capital Gain Today: $8,560,000

No listing data available.

Probable Settlement Price

Transaction Info

Transaction Amount $7,850,000

PSF $843

Last Transaction 21-Jan-2020

Property Details

Land Area9,308 sqft (Area from ura.gov.sg)

TenureFreehold

Property TypeDetached House

Location

Postal Code487533

District16

Area NameHARVEY AVENUE

Planning Info

Planning AreaTampines

Planning RegionEast Region

Planning SubzoneSimei

Land Registry

Mukim NumberMK28-03487P

Balance Lease999 Years

House TypeDetached House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $3,000,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	25-Feb-2002	$2,800,000	$301	9,308	Resale	Detached House	URA
2	21-Jan-2020	$7,850,000	$843	9,308	Resale	Detached House	URA

Past Rental Transactions (Last 3 Years)

No rental transactions found.

Maps

1995

Start of SLA Digital Journey

House Type	Detached House
Tenure	Freehold
Area	9,308 sqft

25-Feb-2002

Resale

Purchased Price	$2,800,000
PSF	$301
Area	9,308 sqft

01-Oct-2002

Permits to Commence Structural Works

Date	01-Oct-2002
Description	DEMOLITION WK FOR ERECTN 3STY D-HSE WT BASEMT, ATTIC & S/POOL LOT3487 MK28 @ 2 SEA BREEZE AVE
Cost	Less than S$10m
Builder	CITYSCAPE PROPERTIES PTE LTD
Architect	ARCHI-PRAXIS CONSORTIUM

13-Jan-2004

Planning Decision

Submission	PROPOSED ERECTION OF A 3-STOREY DETACHED DWELLING HOUSE WITH A BASEMENT, AN ATTIC AND A SWIMMING POOL
Decision Date	13-Jan-2004
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P070602-19H4

08-Sep-2004

Planning Decision

Submission	AMENDMENT TO APPD ERECTION OF 1 UNIT OF 3-STY DETACHED DWELLING HOUSE WITH A BASEMENT AN ATTIC, A SWIMMING POOL AND A POND
Decision Date	08-Sep-2004
Decision Type	Written Permission
Apply Type	Amendment to New Erection
Decision No	P070602-19H4-A012

22-Jul-2005

Planning Decision

Submission	A/A TO EXISTING 3-STY DETACHED DWELLING HOUSE WITH A BASEMENT, AN ATTIC, A SWIMMING POOL AND A POND
Decision Date	22-Jul-2005
Decision Type	Written Permission
Apply Type	Addition/Alteration to Landed Housing
Decision No	P070705-27E1-Z000

21-Jan-2020

Resale

Purchased Price	$7,850,000
PSF	$843
Area	9,308 sqft

03-Dec-2020

Planning Decision

Submission	PROPOSED RECONSTRUCTION TO THE EXISTING 3-STOREY DETACHED DWELLING HOUSE WITH A BASEMENT, AN ATTIC, A SWIMMING POOL AND A POND TO A 3-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH A BASEMENT AND ATTIC ON LOT 03487P MK28 AT 2 SEA BREEZE AVENUE (TAMPINES PLANNING AREA)
Decision Date	03-Dec-2020
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P050620-01F2-Z000

01-Aug-2021

Permits to Commence Structural Works

Date	01-Aug-2021
Description	PROPOSED RECONSTRUCTION TO THE EXISTING 3-STOREY DETACHED DWELLING HOUSE WITH A BASEMENT , AN ATTIC, A SWIMMING POOL AND A POND TO A 3-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH A BASEMENT AND AN ATTIC ON LOT 3487P MK 28 AT 2 SEA BREEZE AVENUE (TAMPINES PLANNING AREA) ON LOT 03487P MK28 AT 2 SEA BREEZE AVENUE
Cost	$3,000,000 18MONTH(S)
Builder
Architect	NG HWEE HOON

01-Sep-2021

Permits to Commence Structural Works

Date	01-Sep-2021
Description	PROPOSED RECONSTRUCTION TO THE EXISTING 3-STOREY DETACHED DWELLING HOUSE WITH A BASEMENT , AN ATTIC, A SWIMMING POOL AND A POND TO A 3-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH A BASEMENT AND AN ATTIC ON LOT 3487P MK 28 AT 2 SEA BREEZE AVENUE (TAMPINES PLANNING AREA) ON LOT 03487P MK28 AT 2 SEA BREEZE AVENUE
Cost	$3,000,000 6MONTH(S)
Builder	NANJING MINGLU CONSTRUCTION ENGINEERING CO LTD
Architect	NG HWEE HOON

01-Oct-2021

Permits to Commence Structural Works

Date	01-Oct-2021
Description	PROPOSED RECONSTRUCTION TO THE EXISTING 3-STOREY DETACHED DWELLING HOUSE WITH A BASEMENT , AN ATTIC, A SWIMMING POOL AND A POND TO A 3-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH A BASEMENT AND AN ATTIC ON LOT 3487P MK 28 AT 2 SEA BREEZE AVENUE (TAMPINES PLANNING AREA) ON LOT 03487P MK28 AT 2 SEA BREEZE AVENUE
Cost	$3,000,000 6MONTH(S)
Builder	NANJING MINGLU CONSTRUCTION ENGINEERING CO LTD
Architect	NG HWEE HOON

27-Aug-2024

Planning Decision

Submission	1ST EXTENSION OF WRITTEN PERMISSION FOR THE APPROVED RECONSTRUCTION TO THE EXISTING 3-STOREY DETACHED DWELLING HOUSE WITH A BASEMENT, AN ATTIC, A SWIMMING POOL AND A POND TO A 3-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH A BASEMENT AND ATTIC
Decision Date	27-Aug-2024
Decision Type	Written Permission
Apply Type	Extension of Written Permission for Erection of New Building
Decision No	P050620-01F2-E011

24-Oct-2024

Planning Decision

Submission	PROPOSED AMENDMENT TO APPROVED RECONSTRUCTION TO THE EXISTING 3-STOREY DETACHED DWELLING HOUSE WITH A BASEMENT, AN ATTIC, A SWIMMING POOL AND A POND TO A 3-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH A BASEMENT AND ATTIC
Decision Date	24-Oct-2024
Decision Type	Written Permission
Apply Type	Amendment to New Erection
Decision No	P050620-01F2-A012

14-Aug-2025

Temporary Occupation Permits Issued

CSC No	202595748
Date	14-Aug-2025
Description	RECONSTRUCTION TO THE EXISTING 3-STOREY DETACHED DWELLING HOUSE WITH A BASEMENT , AN ATTIC, A SWIMMING POOL AND A POND TO A 3-STOREY ENVELOPE CONTROL DETACHED DWELLING HOUSE WITH A BASEMENT AND AN ATTIC ON LOT 3487P MK 28 AT 2 SEA BREEZE AVENUE (TAMPINES PLANNING AREA)
Floor Area	0
Cost	$0
Architect	NG HWEE HOON

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Detached House Tenure: Freehold Latest Contract Date: 21-Jan-2020 Area: 9,308 Sqft	$7,850,000	$843
Price Index	$1,763	$1,763
House Adjustment	0	$1,763
BCA Cost	$3,000,000
ML Indicative Valuation	$19,410,000
Gross Indicative Capital Gain Today	$11,560,000

Nearby MRT / Train Stations

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Predictive Vacancy for 2026
#	School Name	Area	Address	Distance	2C	2C (%)	Registration(2C)	2CS	2CS (%)	Registration(2CS)	Phase 3
1	Changkat Primary School	Tampines	11 Simei St 3, S529896	413m	210	100.0%	40	Not Applicable	Not Applicable	Not Applicable	148
2	Chongzheng Primary School	Tampines	1 Tampines Street 21, S529392	1.6km	Not Applicable	Not Applicable	Not Applicable	26	96.0%	27	0
3	Yumin Primary School	Tampines	3 Tampines Street 21, S529393	1.7km	Not Applicable	Not Applicable	Not Applicable	173	100.0%	33	101
4	Tampines Primary School	Tampines	250 Tampines Street 12, S529426	1.8km	Not Applicable	Not Applicable	Not Applicable	59	51.0%	115	0
5	Junyuan Primary School	Tampines	2 Tampines Street 91, S528906	2.0km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0
6	East Spring Primary School	Tampines	31 Tampines St 33, S529258	2.1km	Not Applicable	Not Applicable	Not Applicable	106	100.0%	15	80

Legal Requisition for this house

Legal Requisition

No file found.

Road Line Plan

No file found.

Drainage Plan

No file found.

Railway Protection Plan

No file found.

Sewerage Information Plan

No file found.

Water Service Plan

No file found.

Legal Requisition Along the street

No properties found on this street.

Machine Learning Valuation Price

Street ML Valuations Map

ML = Machine Learning Valuation

Street Transactions & Valuations

Address	Sqft	Purchased Price	Transaction Date	Valuation Price	Planning Decisions/BCA	BCA Cost	View
13 SEA BREEZE AVENUE	4,486	$6,300,000 ($1,404 Psf)	09-Feb-2026	$8,187,276 ($1,766 Psf)	Yes / Modification After Sale	265,000	View
32 SEA BREEZE AVENUE	1,862	$4,320,000 ($2,320 Psf)	29-May-2025	$4,889,612 ($2,626 Psf)	N.A / N.A	0	View
46 SEA BREEZE AVENUE	1,861	$3,620,000 ($1,945 Psf)	26-Jun-2024	$4,215,165 ($2,265 Psf)	N.A / N.A	0	View
34 SEA BREEZE AVENUE	1,862	$1,500,000 ($806 Psf)	04-Oct-2022	$4,889,612 ($2,626 Psf)	N.A / N.A	0	View
84 SEA BREEZE AVENUE	1,739	$2,800,000 ($1,610 Psf)	10-Mar-2021	$4,865,722 ($2,798 Psf)	N.A / N.A	0	View
42 SEA BREEZE AVENUE	1,861	$2,450,000 ($1,316 Psf)	26-Aug-2020	$4,886,986 ($2,626 Psf)	N.A / N.A	0	View
2 SEA BREEZE AVENUE	9,308	$7,850,000 ($843 Psf)	21-Jan-2020	$19,410,004 ($1,763 Psf)	Yes / Modification After Sale	3,000,000	View
54 SEA BREEZE AVENUE	1,861	$2,820,000 ($1,515 Psf)	17-May-2019	$4,886,986 ($2,626 Psf)	N.A / N.A	0	View
58 SEA BREEZE AVENUE	1,861	$2,900,000 ($1,558 Psf)	09-Jul-2018	$5,140,075 ($2,575 Psf)	Yes / Modification After Sale	348,000	View
94 SEA BREEZE AVENUE	1,770	$2,425,000 ($1,370 Psf)	18-Aug-2017	$4,810,860 ($2,718 Psf)	N.A / N.A	0	View
80 SEA BREEZE AVENUE	1,739	$2,200,000 ($1,265 Psf)	18-Aug-2014	$4,865,722 ($2,798 Psf)	N.A / N.A	0	View
88 SEA BREEZE AVENUE	3,210	$2,750,000 ($857 Psf)	15-Jun-2011	$7,280,230 ($2,163 Psf)	Yes / Modification After Sale	337,000	View
86 SEA BREEZE AVENUE	3,634	$3,125,000 ($860 Psf)	11-May-2011	$6,766,200 ($1,800 Psf)	N.A / Modification Before Sale	225,000	View
56 SEA BREEZE AVENUE	1,861	$2,000,000 ($1,075 Psf)	27-Apr-2011	$4,886,986 ($2,626 Psf)	N.A / N.A	0	View
60 SEA BREEZE AVENUE	1,861	$1,663,000 ($894 Psf)	19-May-2010	$4,886,986 ($2,626 Psf)	N.A / N.A	0	View
45 SEA BREEZE AVENUE	1,739	$1,520,000 ($874 Psf)	11-Mar-2010	$4,865,722 ($2,798 Psf)	N.A / N.A	0	View
98 SEA BREEZE AVENUE	2,660	$1,413,000 ($531 Psf)	18-May-2007	$5,846,680 ($2,198 Psf)	N.A / N.A	0	View
29 SEA BREEZE AVENUE	2,081	$1,020,000 ($490 Psf)	05-May-2006	$5,206,662 ($2,502 Psf)	N.A / N.A	0	View
37 SEA BREEZE AVENUE	1,739	$1,080,000 ($621 Psf)	18-Jul-2005	$4,865,722 ($2,798 Psf)	N.A / N.A	0	View
76 SEA BREEZE AVENUE	2,573	$1,230,000 ($478 Psf)	29-Jan-2004	$5,681,184 ($2,208 Psf)	N.A / N.A	0	View
3 SEA BREEZE AVENUE	10,936	$2,700,000 ($247 Psf)	24-Jul-2003	$19,356,720 ($1,770 Psf)	Yes / Modification Before Sale	0	View
44 SEA BREEZE AVENUE	1,862	$1,200,000 ($644 Psf)	06-Nov-2002	$4,889,612 ($2,626 Psf)	N.A / N.A	0	View
31 SEA BREEZE AVENUE	3,412	$1,300,000 ($381 Psf)	01-Mar-2002	$6,278,080 ($1,840 Psf)	N.A / Modification After Sale	0	View
35 SEA BREEZE AVENUE	1,744	$990,000 ($568 Psf)	01-Dec-2001	$4,881,456 ($2,799 Psf)	N.A / N.A	0	View
48 SEA BREEZE AVENUE	1,862	$1,255,000 ($674 Psf)	05-Mar-2001	$4,889,612 ($2,626 Psf)	N.A / N.A	0	View
28 SEA BREEZE AVENUE	2,766	$1,450,000 ($524 Psf)	15-Dec-2000	$5,886,048 ($2,128 Psf)	N.A / N.A	0	View
39 SEA BREEZE AVENUE	1,744	$1,280,000 ($734 Psf)	17-Aug-2000	$4,881,456 ($2,799 Psf)	N.A / N.A	0	View
17 SEA BREEZE AVENUE	4,489	$1,625,000 ($362 Psf)	01-Apr-1999	$7,923,085 ($1,765 Psf)	Yes / Modification After Sale	0	View
9 SEA BREEZE AVENUE	4,807	$1,600,000 ($333 Psf)	08-Mar-1999	$8,205,549 ($1,707 Psf)	Yes / Modification After Sale	0	View
90 SEA BREEZE AVENUE	1,776	$1,520,000 ($856 Psf)	29-Jun-1997	$4,823,616 ($2,716 Psf)	N.A / N.A	0	View
15 SEA BREEZE AVENUE	4,489	$2,600,000 ($579 Psf)	21-Feb-1997	$8,632,347 ($1,923 Psf)	N.A / Modification After Sale	0	View
68 SEA BREEZE AVENUE	1,744	$1,534,000 ($880 Psf)	01-Jul-1995	$4,881,456 ($2,799 Psf)	N.A / N.A	0	View
43 SEA BREEZE AVENUE	1,744	$1,600,000 ($917 Psf)	01-Apr-1995	$4,881,456 ($2,799 Psf)	N.A / N.A	0	View
11 SEA BREEZE AVENUE	6,828	$6,138,372 ($899 Psf)	No Tran Since 1995	$13,697,420 ($1,765 Psf)	Yes / Modification After Sale	1,646,000	View
11A SEA BREEZE AVENUE	6,839	$6,148,261 ($899 Psf)	No Tran Since 1995	$12,070,835 ($1,765 Psf)	Yes / Modification After Sale	0	View
19 SEA BREEZE AVENUE	4,495	$4,041,005 ($899 Psf)	No Tran Since 1995	$7,938,240 ($1,752 Psf)	Yes / Modification After Sale	63,000	View
21 SEA BREEZE AVENUE	3,259	$2,929,841 ($899 Psf)	No Tran Since 1995	$6,237,726 ($1,914 Psf)	N.A / N.A	0	View
23 SEA BREEZE AVENUE	3,252	$2,923,548 ($899 Psf)	No Tran Since 1995	$6,347,904 ($1,952 Psf)	N.A / N.A	0	View
25 SEA BREEZE AVENUE	3,076	$2,765,324 ($899 Psf)	No Tran Since 1995	$6,419,612 ($2,087 Psf)	N.A / Modification After Sale	0	View
27 SEA BREEZE AVENUE	2,080	$1,869,920 ($899 Psf)	No Tran Since 1995	$5,204,160 ($2,502 Psf)	N.A / N.A	0	View
30 SEA BREEZE AVENUE	1,862	$1,673,938 ($899 Psf)	No Tran Since 1995	$4,889,612 ($2,626 Psf)	N.A / N.A	0	View
33 SEA BREEZE AVENUE	3,225	$2,899,275 ($899 Psf)	No Tran Since 1995	$6,333,900 ($1,964 Psf)	N.A / N.A	0	View
36 SEA BREEZE AVENUE	1,863	$1,674,837 ($899 Psf)	No Tran Since 1995	$4,892,238 ($2,626 Psf)	N.A / N.A	0	View
38 SEA BREEZE AVENUE	3,492	$3,139,308 ($899 Psf)	No Tran Since 1995	$6,229,728 ($1,784 Psf)	N.A / N.A	0	View
40 SEA BREEZE AVENUE	3,484	$3,132,116 ($899 Psf)	No Tran Since 1995	$6,222,424 ($1,786 Psf)	N.A / N.A	0	View
41 SEA BREEZE AVENUE	1,740	$1,564,260 ($899 Psf)	No Tran Since 1995	$4,868,520 ($2,798 Psf)	N.A / N.A	0	View
47 SEA BREEZE AVENUE	2,726	$2,450,674 ($899 Psf)	No Tran Since 1995	$5,972,666 ($2,191 Psf)	N.A / N.A	0	View
5 SEA BREEZE AVENUE	9,570	$8,603,430 ($899 Psf)	No Tran Since 1995	$16,871,910 ($1,763 Psf)	Yes / Modification After Sale	0	View
50 SEA BREEZE AVENUE	2,766	$2,486,634 ($899 Psf)	No Tran Since 1995	$5,886,048 ($2,128 Psf)	N.A / N.A	0	View
52 SEA BREEZE AVENUE	2,765	$2,485,735 ($899 Psf)	No Tran Since 1995	$6,011,110 ($2,174 Psf)	N.A / N.A	0	View
62 SEA BREEZE AVENUE	3,489	$3,136,611 ($899 Psf)	No Tran Since 1995	$6,224,376 ($1,784 Psf)	N.A / N.A	0	View
64 SEA BREEZE AVENUE	4,149	$3,729,951 ($899 Psf)	No Tran Since 1995	$7,227,558 ($1,742 Psf)	N.A / N.A	0	View
66 SEA BREEZE AVENUE	1,740	$1,564,260 ($899 Psf)	No Tran Since 1995	$5,061,400 ($2,610 Psf)	Yes / Modification After Sale	520,000	View
7 SEA BREEZE AVENUE	4,760	$4,279,240 ($899 Psf)	No Tran Since 1995	$8,168,160 ($1,716 Psf)	Yes / Modification After Sale	0	View
70 SEA BREEZE AVENUE	1,740	$1,564,260 ($899 Psf)	No Tran Since 1995	$4,868,520 ($2,798 Psf)	N.A / N.A	0	View
72 SEA BREEZE AVENUE	1,739	$1,563,361 ($899 Psf)	No Tran Since 1995	$4,865,722 ($2,798 Psf)	N.A / N.A	0	View
74 SEA BREEZE AVENUE	2,574	$2,314,026 ($899 Psf)	No Tran Since 1995	$5,685,966 ($2,209 Psf)	N.A / N.A	0	View
78 SEA BREEZE AVENUE	1,739	$1,563,361 ($899 Psf)	No Tran Since 1995	$4,865,722 ($2,798 Psf)	N.A / N.A	0	View
82 SEA BREEZE AVENUE	1,739	$1,563,361 ($899 Psf)	No Tran Since 1995	$4,865,722 ($2,798 Psf)	N.A / N.A	0	View
92 SEA BREEZE AVENUE	1,771	$1,592,129 ($899 Psf)	No Tran Since 1995	$4,813,578 ($2,718 Psf)	N.A / N.A	0	View
96 SEA BREEZE AVENUE	1,767	$1,588,533 ($899 Psf)	No Tran Since 1995	$4,843,365 ($2,595 Psf)	Yes / Modification After Sale	258,000	View

Showing 1–10 of 61 entries

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Asking Price vs ML Valuation

Asking Price vs ML Valuation Map

Asking Price above ML (overpriced) Asking Price at/below ML

Disclaimer The property insights and predictions provided on this website are based on publicly available data sourced from public domains, data silos collated, third-party listing portals and processed using proprietary artificial intelligence (AI) technology. If your property appears on our website and it is not intended for sale, or included in error, please contact us immediately. Upon verification, we will take immediate steps to remove the said property from our platform.