RPS · Resale Project Scorecard
Modena — Grade A
RPS score 6.49/10 · D18 · Pasir Ris, Tampines · 230 units · scored across 7 weighted factors — methodology published.
99YR · EYTON PTE LTD · TOP 2001
Strong project with clear strengths. Standout strengths: MRT access, project size. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 7/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 10/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +3.30% — near-median performance within its 2001-era cohort (46th percentile).
2 primary schools within 1km (nearest: CHANGKAT PRIMARY SCHOOL at 0.35km). Strong school proximity — a genuine advantage for young families.
230 units — good project size supporting active resale market and adequate facilities.
180m from Simei Mrt Stn (EW3) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.41% — above-average income return.
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
Marginal future-catalyst exposure — nearest driver: Bayshore precinct (Bedok East) at 3.34km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Changkat Primary School, Chongzheng Primary School.
The verdict· Scores updated September 2026
Modena scores 6.49 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 654th of 2,357 resale condos scored in Singapore and 28th of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are MRT Proximity (10/10) and Project Size (8/10); its weakest is Future Transformation (1/10). Strong project with clear strengths. Standout strengths: MRT access, project size. Key weaknesses: future transformation.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Modena
12 months to September 2026 (Oct 2025 – Sep 2026): 9 resale transactions, median $1,230 psf, median price $1.82M. Median PSF is up 0.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,220 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,227 psf | $1.86M |
| Jan–Mar 2026 | 2 | $1,223 psf | $1.91M |
| Apr–Jun 2026 | 2 | $1,221 psf | $2.45M |
| Jul–Sep 2026 | 1 | $1,270 psf | $1.23M |
| 12-month total | 9 | $1,230 psf | $1.82M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Modena: frequently asked questions
Answers generated from the scorecard data — RPS rank 654th of 2,357, scores updated September 2026.
- Is Modena a good buy in 2026?
- Modena scores 6.49/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 654th of 2,357 Singapore resale condos and 28th of 44 in District 18 (Pasir Ris, Tampines). Strong project with clear strengths. Standout strengths: MRT access, project size. Key weaknesses: future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Modena?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 9 resale transactions at Modena, at a median of $1,230 psf and a median price of $1.82M (range $1,000 psf to $1,326 psf). The median PSF is up 0.8% on the previous 12 months (Oct 2024 – Sep 2025, $1,220 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Modena from the nearest MRT station?
- Modena is about 180m from Simei MRT (EW3), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Modena compare with The Eden @ Tampines?
- The Eden @ Tampines is the project scored next to Modena on the District 18 ranking: 6.59 (Grade A) against Modena's 6.49 (Grade A). Modena scores higher on MRT Proximity (10 vs 8); The Eden @ Tampines scores higher on Future Transformation (1 vs 3) and Project's Historical Performance (5 vs 6).
- Which primary schools are within 1km of Modena?
- 2 primary schools are within 1km of Modena: Changkat Primary School, Chongzheng Primary School. 2 primary schools within 1km (nearest: CHANGKAT PRIMARY SCHOOL at 0.35km). Strong school proximity — a genuine advantage for young families. Modena scores 7/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Modena, and how big is the project?
- Modena is 99-year leasehold, completed in 2001, has 230 units, developed by EYTON PTE LTD. 99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent. 230 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Modena in Pasir Ris, Tampines
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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