Singapore's property ladder still exists in 2026, but rising prices, 10-year executive condominium minimum occupation periods, and tighter financing mean…
Today, we’re back in the East again but this time, touring a more affordable landed enclave than last week’s Peach Garden. We’ll be doing a walk-through of Jalan Soo Bee and its neighbouring roads, Sea Breeze Walk, Sea Breeze Road, and Sea Breeze Avenue. To be honest, the estate isn’t particularly well-known: I did a Google search for all the roads and only 2 relevant articles popped up:
The second was advertising the sale of a bungalow at Sea Breeze Avenue in 2019 (This landed enclave has 3 types of landed housing: terrace units, semi-Ds and detached houses, but I saw mostly terrace houses.)
Here’s the Master Plan/plot map of the area for you to better orientate yourself.
As you can see, the area is surrounded by Industrial Parks (the dark purple plots), Changi General Hospital (the red plot), schools (the light yellow plots – Changkat Primary, Changkat Secondary, and ITE College East), a church (Zion Presbyterian church), and other landed houses. In fact, we’re just down the road from Sunbird Avenue, which we viewed a few weeks back. However, the 2 landed estates feel quite different. Sunbird Avenue is very peaceful and tranquil whilst Sun Breeze Avenue, though not noisy. I didn’t realise we were close to Industrial Parks till I checked the map – it feels more like any other landed estate in Singapore.
You can’t see it on the map above, but the estate is quite conveniently located for amenities: it’s a 3-minute drive to Eastpoint Mall, about 15 minutes on foot to Simei MRT station (East-West line) and Singapore Expo (where you can find food options and an MRT station), and a 12-minute drive from Changi Airport.
You’re also a 15-minute walk from Simpang Bedok, one of the cooler hawker centres in Singapore. That’s where you can find some of the cheapest landed houses in Singapore, over at Jalan Chempaka Kuning and Bedok Walk. There are houses for under $ 1 million but, as always, there’s a catch- the houses are leasehold, with not many years to go before the lease expires. If you’re keen to find out more, we did a walkabout there a while back.
Anyway, back to today’s point of interest: Jalan Soo Bee and the Sun Breeze streets. Let’s go take a look!
Here I am standing at Sea Breeze Road, looking at Jalan Angin Laut, the most direct way to enter Sea Breeze Road from the main road (Simei Avenue.) Alternatively, you can also turn off Upper Changi Road onto Harvey Avenue or Jalan Angin Laut and turn back to Sea Breeze.Here’s the main Jalan Angin Laut entrance: as you can see the houses start almost right from the start.Looking out onto Simei Avenue – quite a bit of traffic, as you can see.Looking to the right – not a shop or restaurant in sight but, as mentioned earlier, you’re not too far from amenities here. (There’s even a hotel, albeit a 1-star hotel rated 3.4 on Google called Cameron Hotel, which is just down the road.)And now, looking to the left.The closest street parallel to the main road is Jalan Soo Bee.Behind the trees is Simei Avenue (the main road), with the houses on the right of the photo. As shown, there is a single white line down the middle of the road so there’s not much street parking at the start.Walking down Jalan Soo Bee. It’s mostly semi-Ds here.There’s also a temple here (although the area is zoned residential.) In fact, the estate reminds me a little bit of Fuyong Estate. Like Fuyong Estate, this estate is not flat (though not as hilly as Fuyong) and the houses behind the temple are elevated above it.The grounds of the temple.Close-up of the houses behind so you can see exactly how much higher they sit.Out come the bins to reserve parking space.The houses we pass along the way – this estate has one of the highest concentration of red brick homes that I’ve seen.Behind Jalan Soo Bee is a condo and the street continues right onto Sea Breeze Walk.On the left, there is a shortcut to the main road (and the bus stop.) Only stairs though, there is no ramp.Here are the buses that come this way.Next to the staircase (inside the estate) is a small playground.Residents have added some seating next to the playground.I didn’t meet any residents on the walk but it seems like a friendly neighbourhood – there was even a house offering free water to passers-by!Behind the playground is a walkway. Quite a scenic shortcut isn’t it?Anyway, back to the houses – here we are turning onto Sea Breeze Walk.Some of the terrace houses we see. Although there are a lot of terrace houses here, the estate does not feel too cluttered.As you can see, there’s some open space around.Sea Breeze Walk leads onto 2 other streets. Sea Breeze Road (the one we’re on now) and Sea Breeze Avenue (which we’ll look at later.)See what I mean about the are having more red brick houses?It was walking down this part of the estate that brought Fuyong Estate to mind.This view in particular: do you see the resemblance? (You’re not as elevated here though.)Many houses are still in original condition, so there’s room to build higher.The borrow of the street reaches Jalan Angin Laut – turn left twice to reach Sea Breeze Avenue.There are some gigantic houses here! Like Sea Breeze Road, it’s a dotted white line, so visitors can park along the road.Unlike Sea Breeze Road, Sea Breeze Avenue has 4 short streets that bisect it, such as Sea Breeze Grove.Along the main road, the houses are all in different styles.These 2 are my favourites.
Now that we’ve seen the entire estate, how do you find it? Before we go, here are the last transacted prices. There was even a sale for $1.5 million, only 2 years ago! (However, that price is so abnormally low that I didn’t mention it in the title.)
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Sihan Chia ·
28 Apr 2026 ·
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Last transacted prices for Sea Breeze Avenue – the last sale in 2024 was $3.62 million, which is not high compared to other areas in Singapore.For Sea Breeze Road, the last sale was in 2023 at $3.28 million.Similarly, at Sea Breeze Walk, the last transaction was in 2023 at $3.62million. i.e. the last transacted prices of all 3 streets are around $3million+, so the prices are not a one-off.
That brings us to the end of today’s tour. We’ll be back in the East again next week, reviewing a reader-requested landed enclave. If there’s a particular estate you’re keen on, feel free to leave a comment below!
At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.
If you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
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Frequently asked questions
Where can I find freehold landed homes costing over $3 million in Singapore?
The article discusses Jalan Soo Bee and its surrounding streets, Sea Breeze Walk, Sea Breeze Road, and Sea Breeze Avenue, where landed homes are priced around $3 million or more.
What are the types of landed houses available in Jalan Soo Bee?
The estate has three types of landed housing: terrace units, semi-detached houses, and detached houses, with mostly terrace houses observed.
How accessible are Jalan Soo Bee and nearby estates to amenities like MRT stations and malls?
Jalan Soo Bee is about a 15-minute walk to Simei MRT station, a 3-minute drive to Eastpoint Mall, and a 12-minute drive to Changi Airport. It is also close to hawker centres and other amenities.
What is the recent transaction price for houses in Jalan Soo Bee?
Last transacted prices for houses in the area are around $3 million+, with recent sales at $3.28 million on Sea Breeze Road and $3.62 million on Sea Breeze Avenue and Sea Breeze Walk.
What is the general neighborhood atmosphere of Jalan Soo Bee?
The estate appears friendly and quiet, with features like a playground, open spaces, and some residents offering free water, indicating a community-oriented environment.
TJ's interest in property was sparked after returning from the UK- where balconies are not counted in one's square footage!- and finding that the Singapore property had totally changed in the 7 years she was away. When not reading and watching articles & videos about property, she is busy cooking and baking for friends, family & her blog Greedygirlgourmet
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Nicholas
Can u do a tour on lira terrace, the Mariam walk/way enclave
1 Comments
Can u do a tour on lira terrace, the Mariam walk/way enclave