MODENA is a 70-year balance leasehold development along SIMEI STREET 4 in District 18 (Tampines / Pasir Ris), part of the OCR segment of Singapore's private residential market. The project comprises 230 units and is TOP 2002.
This profile draws on 43 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 24 years from TOP, MODENA 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 18 (Tampines / Pasir Ris), the immediate context for MODENA 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 43 sales and 135 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MODENA dashboard.
- Average sale price: $1,705,309 across 43 transactions
- Estimated gross rental yield: 3.0%
- District 18 PSF ranking: Mid-range (top 68%)
- 99 yrs lease commencing from 1997 · OCR · D18 · 230 units
About MODENA
MODENA is a 99 yrs lease commencing from 1997 condominium, located at SIMEI STREET 4 in District 18 (Tampines, Pasir Ris) (Outside Central Region), developed by EYTON PTE LTD (OUB CENTRE LIMITED), comprising 230 residential units, completed in 2002.
With approximately 70 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MODENA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $1,178 psf | $1,135,250 |
| 4 BR | 37 | $1,086 psf | $1,619,670 |
| 5+ BR | 4 | $998 psf | $2,782,500 |
Sales Market Overview
MODENA has recorded 43 sale transactions with an average transaction price of $1,705,309, ranging from $1,005,500 to $2,930,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 9 | $950 psf | $1,408,611 | — |
| 2022 | 9 | $986 psf | $1,571,667 | ↑ 3.7% |
| 2023 | 7 | $1,093 psf | $1,620,270 | ↑ 10.9% |
| 2024 | 6 | $1,204 psf | $1,660,833 | ↑ 10.2% |
| 2025 | 10 | $1,180 psf | $2,137,889 | ↓ 2.0% |
| 2026 | 2 | $1,223 psf | $1,910,000 | ↑ 3.6% |
MODENA ranks in the top 68% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, MODENA trades 30.2% below the segment benchmark.
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Rental Market Overview
MODENA has recorded 135 rental transactions with monthly rents averaging $4,219/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 39 | $3,251/mo | $2,300/mo | $4,100/mo |
| 3 BR | 88 | $4,528/mo | $3,000/mo | $6,000/mo |
| 4 BR | 8 | $5,538/mo | $3,900/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 29 | $3,457/mo |
| 2022 | 25 | $3,737/mo |
| 2023 | 26 | $4,904/mo |
| 2024 | 27 | $4,365/mo |
| 2025 | 20 | $4,673/mo |
| 2026 | 8 | $4,638/mo |
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Investment Analysis
Based on average rents and sale prices, MODENA delivers an estimated gross rental yield of 3.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 18
Side-by-side comparison against the most actively traded condos in District 18 (Tampines, Pasir Ris):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | 2203 | $1,588 psf | 1176 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 1193 | $2,367 psf | 1164 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 760 | $1,769 psf | 760 |
| TENET | 99 yrs lease commencing from 2021 | 618 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | — | $1,933 psf | 570 |
Location Map
Map shows MODENA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MODENA
- Simei MRT
- Upper Changi MRT
- Expo MRT
- Expo MRT
- Changkat Primary School
- Angsana Primary School
- Park View Primary School
Nearby MRT Stations
MODENA is 180m from Simei MRT (East-West Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Simei | EW3 | East-West Line | 180m |
| Upper Changi | DT34 | Downtown Line | 740m |
| Expo | CG1 | East-West Line | 1.1 km |
| Expo | DT35 | Downtown Line | 1.1 km |
Nearby Schools
There are 16 schools within 2 km of MODENA, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Changkat Primary School | Primary | 570m |
| Angsana Primary School | Primary | 660m |
| Park View Primary School | Primary | 860m |
| Springfield Secondary School | Secondary | 890m |
| Singapore University of Technology and Design | Tertiary | 990m |
| Chongzheng Primary School | Primary | 1.2 km |
| United World College of South East Asia (East) | International | 1.5 km |
| Ping Yi Secondary School | Secondary | 1.6 km |
| Poi Ching School | Primary | 1.7 km |
| Tampines Meridian Junior College | Jc | 1.8 km |
| North London Collegiate School Singapore | International | 1.8 km |
| Fengshan Primary School | Primary | 1.8 km |
Adequate lease horizon. Around 70 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Simei sits about 0.18km 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.
Solid facilities scale. 230 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Changkat Primary School sits about 0.57km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 70 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: MODENA benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 43 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 MODENA?
What is the rental yield for MODENA?
Is MODENA freehold or leasehold?
How far is the nearest MRT from MODENA?
What is the tenure of MODENA?
How does MODENA compare to other projects in the district?
What stamp duty applies for a foreign buyer of MODENA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 43 transactions analysed
- Rental data: 135 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 MODENA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.