MODA is a freehold development along EAST COAST ROAD in District 15 (Katong / Joo Chiat), part of the RCR segment of Singapore's private residential market. The project comprises 56 units and is TOP 2013.
This profile draws on 20 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.
At roughly 13 years from TOP, MODA is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 15 (Katong / Joo Chiat), the immediate context for MODA 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 20 sales and 76 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MODA dashboard.
- Average sale price: $1,912,869 across 20 transactions
- Estimated gross rental yield: 2.5%
- District 15 PSF ranking: Premium tier (top 16%)
- Freehold tenure · RCR · D15 · 56 units
About MODA
MODA is a freehold condominium, located at EAST COAST ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Rest of Central Region), developed by HOR KEW LAND PTE LTD, comprising 56 residential units, completed in 2013.
As a freehold property, MODA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MODA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $2,168 psf | $1,400,000 |
| 2 BR | 4 | $1,860 psf | $1,421,125 |
| 3 BR | 12 | $1,995 psf | $1,981,074 |
| 4 BR | 2 | $1,729 psf | $3,000,000 |
Sales Market Overview
MODA has recorded 20 sale transactions with an average transaction price of $1,912,869, ranging from $1,246,500 to $3,400,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,669 psf | $1,860,900 | — |
| 2022 | 5 | $1,964 psf | $1,839,600 | ↑ 17.7% |
| 2023 | 1 | $2,168 psf | $1,400,000 | ↑ 10.3% |
| 2024 | 7 | $2,086 psf | $2,092,127 | ↓ 3.8% |
| 2025 | 2 | $2,118 psf | $1,855,000 | ↑ 1.6% |
MODA ranks in the top 16% of condos in District 15 by average PSF.
Compared to the RCR average of $2,047 psf, MODA trades 4.3% below the segment benchmark.
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Rental Market Overview
MODA has recorded 76 rental transactions with monthly rents averaging $4,007/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 76 | $4,007/mo | $2,700/mo | $6,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 12 | $3,308/mo |
| 2022 | 16 | $3,581/mo |
| 2023 | 11 | $4,350/mo |
| 2024 | 20 | $4,363/mo |
| 2025 | 15 | $4,283/mo |
| 2026 | 2 | $4,100/mo |
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Investment Analysis
Based on average rents and sale prices, MODA delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows MODA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MODA
- Marine Parade MRT
- Tanjong Katong MRT
- Marine Terrace MRT
- CHIJ (Katong) Primary
- Canadian International School (Tanjong Katong)
- Broadrick Secondary School
Nearby MRT Stations
MODA is 350m from Marine Parade MRT (Thomson-East Coast Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Marine Parade | TE26 | Thomson-East Coast Line | 350m |
| Tanjong Katong | TE25 | Thomson-East Coast Line | 1.0 km |
| Marine Terrace | TE27 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 12 schools within 2 km of MODA, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ (Katong) Primary | Primary | 260m |
| Canadian International School (Tanjong Katong) | International | 490m |
| Broadrick Secondary School | Secondary | 560m |
| EtonHouse International School (Broadrick) | International | 560m |
| Tanjong Katong Girls' School | Secondary | 580m |
| Tao Nan School | Primary | 620m |
| Tanjong Katong Primary School | Primary | 700m |
| Haig Girls' School | Primary | 1.1 km |
| Canossa Catholic Primary School | Primary | 1.5 km |
| Telok Kurau Primary School | Primary | 1.5 km |
| Kong Hwa School | Primary | 1.9 km |
| Geylang Methodist School (Secondary) | Secondary | 1.9 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.
Genuine walk-to-MRT access. Marine Parade sits about 0.35km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 56 units, MODA keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. CHIJ (Katong) Primary sits about 0.26km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"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": "amber",
"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: MODA hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 20 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 MODA?
What is the rental yield for MODA?
Is MODA freehold or leasehold?
How far is the nearest MRT from MODA?
What is the tenure of MODA?
How does MODA compare to other projects in the district?
What stamp duty applies for a foreign buyer of MODA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 20 transactions analysed
- Rental data: 76 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 MODA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.