Resale Project Scorecard
Modena
D18 · Pasir Ris, Tampines · 99-year leasehold · completed 2001 · 230 units
Grade A, 6.69 out of 10, the 30th highest score among 43 resale condos in District 18.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 70 yrs
- Resales, 12 months to Oct 2026
- 8
- To Simei MRT
- 90 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Modena Score
- A
- Grade
- Score out of 10
- 6.69
- Highest score among 43 resale condos in District 18
- 30th
Strong project with clear strengths. Standout strengths: MRT access, schools. Key weaknesses: future transformation.
Project's Historical Performance25%5/10
Avg Ann. of +3.30% — near-median performance within its 2001-era cohort (46th percentile).
The district median is 7/10.
Primary School Effect20%8/10
3 primary schools within 1km (nearest: Changkat Primary School at 0.25km). Strong school proximity — a genuine advantage for young families.
The district median is 8/10.
- Changkat Primary School
- Chongzheng Primary School
- Yumin Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
230 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%10/10
90 m from Simei MRT (EW3) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 6/10.
Rental Yield10%5/10
Rental yield of 3.41% — above-average income return.
The district median is 6/10.
Tenure10%7/10
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
The district median is 8/10.
Future Transformation6%1/10
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.
The district median is 5/10.
Scores updated October 2026. On the map →
Why Modena scores 6.69
Modena scores 6.69 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 590th of 2,350 resale condos scored in Singapore and 30th of 43 in District 18 (Pasir Ris, Tampines). Its strongest factors are MRT Proximity (10/10) and Primary School Effect (8/10); its weakest is Future Transformation (1/10).
| Factor | This condoModena | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 7/10 | −0.50 | 36% of district |
| Primary School Effect20% | 8/10 | 8/10 | ±0.00 | 29% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 5% of district |
| MRT Proximity13% | 10/10 | 6/10 | +0.52 | 93% of district |
| Rental Yield10% | 5/10 | 6/10 | −0.10 | 10% of district |
| Tenure10% | 7/10 | 8/10 | −0.10 | 14% of district |
| Future Transformation6% | 1/10 | 5/10 | −0.24 | 0% of district |
Medians are across the 43 scored resale projects in District 18 (Pasir Ris, Tampines). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Modena and a median-profile project (7.11). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Modena Prices
By unit type at Modena
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,410 sq ft | 1,410 sq ft | $1.74M to $1.82M | $1,262 psf | 3 |
| 4-bedroom2,777 sq ft | 2,777 sq ft | $2.00M to $3.10M | $1,116 psf | 3 |
Past transactions at Modena
8 resales, Nov 2025 to Oct 2026 · median $1,246 psf · $1,210,000 to $3,100,000 · 7 of the 7 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 29 Sep 2026 | 35 Simei Street 4 | 6 | #06-0202— · Blk 35 | — | 947 | $1,277 | $1,210,000 | Resale |
| 21 Jul 2026 | 37 Simei Street 4 | 5 | #05-15152BR · Blk 37 | 2BR | 969 | $1,270 | $1,230,000 | Resale |
| 28 May 2026 | 35 Simei Street 4 | 10 | #10-01013BR · Blk 35 | 3BR | 1,356 | $1,326 | $1,798,000 | Resale |
| 29 Apr 2026 | 39 Simei Street 4 | 11 | #11-22224BR · Blk 39 | 4BR | 2,777 | $1,116 | $3,100,000 | Resale |
| 23 Feb 2026 | 39 Simei Street 4 | 8 | #08-17173BR · Blk 39 | 3BR | 1,442 | $1,262 | $1,820,000 | Resale |
| 6 Jan 2026 | 35 Simei Street 4 | 4 | #04-05054BR · Blk 35 | 4BR | 1,690 | $1,183 | $2,000,000 | Resale |
| 26 Nov 2025 | 37 Simei Street 4 | 11 | #11-12124BR · Blk 37 | 4BR | 2,799 | $1,000 | $2,800,000 | Resale |
| 19 Nov 2025 | 39 Simei Street 4 | 6 | #06-20203BR · Blk 39 | 3BR | 1,410 | $1,230 | $1,735,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D18 |
|---|---|---|---|
| Nov 2025 | 2 | $1,115 psf | $1,455 psf |
| Dec 2025 | — | — | $1,496 psf |
| Jan 2026 | 1 | — | $1,458 psf |
| Feb 2026 | 1 | — | $1,420 psf |
| Mar 2026 | — | — | $1,467 psf |
| Apr 2026 | 1 | — | $1,519 psf |
| May 2026 | 1 | — | $1,466 psf |
| Jun 2026 | — | — | $1,495 psf |
| Jul 2026 | 1 | — | $1,457 psf |
| Aug 2026 | — | — | $1,482 psf |
| Sep 2026 | 1 | — | $1,492 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.5% a year, ranked 25 of 41 in D18 and 320 of 715 condos. See the most profitable condos in D18 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Modena Rent
- Median rent a month
- $3,800 to $5,500
- Gross yield
- 2.4% to 3.3%
- Rental contracts
- 31
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,800 | $3,650 to $3,900 | — | 10 |
| 3-bedroom | $4,950 | $4,830 to $5,200 | 3.3% | 18 |
| 4-bedroom | $5,500 | — | 2.4% | 3 |
Rental contracts at Modena
31 contracts, Sep 2025 to Aug 2026 · median $4,800 a month · $3,350 to $8,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $3,900 |
| Jul 2026 | 3BR | 1,400 to 1,500 sq ft | $4,900 |
| Jul 2026 | 3BR | 1,600 to 1,700 sq ft | $5,250 |
| Jul 2026 | 3BR | 1,800 to 1,900 sq ft | $5,250 |
| Jul 2026 | 3BR | 1,900 to 2,000 sq ft | $5,300 |
| Jun 2026 | 3BR | 1,400 to 1,500 sq ft | $4,750 |
| Jun 2026 | 3BR | 1,300 to 1,400 sq ft | $4,800 |
| Jun 2026 | 4BR | 1,600 to 1,700 sq ft | $5,500 |
| May 2026 | 2BR | 1,000 to 1,100 sq ft | $3,600 |
| May 2026 | 2BR | 900 to 1,000 sq ft | $3,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Modena By stack
- Highest, stack 01
- $1,261 psf
- Lowest, stack 06
- $1,007 psf
- Stacks with 2+ resales
- 12
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,261 psf | 1,356 sq ft | Levels 3 to 10 | 3 |
| 06 | $1,007 psf | 1,410 sq ft | Levels 3 to 8 | 3 |
| 09 | $1,071 psf | 1,550 sq ft | Levels 3 to 5 | 2 |
| 10 | $1,135 psf | 1,399 sq ft | Levels 4 to 6 | 2 |
| 11 | $1,150 psf | 1,410 sq ft | Levels 2 to 10 | 2 |
| 13 | $1,176 psf | 1,518 sq ft | Levels 9 to 10 | 2 |
| 14 | $1,159 psf | 1,426 sq ft | Levels 2 to 8 | 2 |
| 17 | $1,159 psf | 2,110 sq ft | Levels 8 to 11 | 2 |
Show the other 4 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 19 | $1,086 psf | 1,561 sq ft | Levels 3 to 11 | 3 |
| 20 | $1,225 psf | 1,410 sq ft | Levels 2 to 6 | 2 |
| 21 | $1,063 psf | 1,615 sq ft | Levels 1 to 5 | 2 |
| 22 | $1,086 psf | 2,777 sq ft | Levels 8 to 11 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Modena Notes
How these numbers are worked out
- Grade A places Modena in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,246 psf at Modena against $1,474 psf across District 18, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,224 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (10 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 8 resale caveats at Modena ranged from $1,000 psf to $1,326 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2001, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Simei MRT (EW3), 90 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Modena for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.