Modena
SIMEI STREET 4 · D18
Median PSF · 12m
S$1,230
Median price · 12m
S$1.82M
Latest sale
S$1.23M
Jul 2026
1-year change
+0.7%
Sales · 12m
9
41 all time
Gross yield
4.24%
30 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +27.5%
- Annualised
- +5.5%
- Transactions
- 41
- 1 year
- +0.7%
- 3 years p.a.
- +5.4%
- 5 years p.a.
- —
- Median size
- 1,442 sqft
Against the neighbourhood
How it compares within D18
Tampines, Pasir Ris. All figures are medians over the last 12 months for private homes in this district.
| Measure | Modena | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$1,230 | S$1,727 | -28.8% |
| Median price | S$1.82M | S$1.76M | +3.5% |
| Gross rental yield | 4.24% | 3.12% | +1.1 pts |
| 1-year price change | +0.7% | -2.5% | +3.3 pts |
This development trades about 29% below the D18 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,850
Contracts · 12m
30
Implied annual rent
S$58K
Gross yield
4.24%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 18 | S$4,950 |
| 2 bedroom | 10 | S$3,800 |
| 4 bedroom | 2 | S$6,750 |
Investment analysis
Investment score 72 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
72/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%91
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%85
Gross yield against every other development in its segment.
- Valuationweight 22%76
How its median price per square foot compares with its own district.
- Price momentumweight 18%74
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%70
Distance to the nearest rail station, plus schools within 1 km. Nearest is Simei MRT at 270 m.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Simei MRT270 m
- Upper Changi MRT580 m
- Expo Interchange MRT1.0 km
- Expo MRT1.0 km
Schools within 2 km
- Changkat Changi Secondary Schoolsecondary (s1-s5)410 m
- Changkat Primary Schoolprimary480 m
- Chongzheng Primary Schoolprimary1.1 km
- Yumin Primary Schoolprimary1.2 km
- East Spring Primary Schoolprimary1.4 km
- Ngee Ann Secondary Schoolsecondary (s1-s5)1.4 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.9 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Condominium | S$1,230,000 | 969 sqft | S$1,270 | 01-05 | 69 yr 6 mo |
| May 2026 | Condominium | S$1,798,000 | 1,356 sqft | S$1,326 | 06-10 | 69 yr 8 mo |
| Apr 2026 | Condominium | S$3,100,000 | 2,777 sqft | S$1,116 | 11-15 | 69 yr 9 mo |
| Feb 2026 | Condominium | S$1,820,000 | 1,442 sqft | S$1,262 | 06-10 | 69 yr 11 mo |
| Jan 2026 | Condominium | S$2,000,000 | 1,690 sqft | S$1,183 | 01-05 | 70 yrs |
| Nov 2025 | Condominium | S$2,800,000 | 2,799 sqft | S$1,000 | 11-15 | 70 yr 2 mo |
| Nov 2025 | Condominium | S$1,735,000 | 1,410 sqft | S$1,230 | 06-10 | 70 yr 2 mo |
| Oct 2025 | Condominium | S$1,910,000 | 1,561 sqft | S$1,224 | 01-05 | 70 yr 3 mo |
| Oct 2025 | Condominium | S$1,803,888 | 1,410 sqft | S$1,279 | 06-10 | 70 yr 3 mo |
| Sep 2025 | Condominium | S$2,930,000 | 2,777 sqft | S$1,055 | 11-15 | 70 yr 4 mo |
| Jul 2025 | Condominium | S$2,750,000 | 2,799 sqft | S$983 | 11-15 | 70 yr 6 mo |
| Jun 2025 | Condominium | S$1,725,000 | 1,410 sqft | S$1,223 | 01-05 | 70 yr 7 mo |
| May 2025 | Condominium | S$1,720,000 | 1,410 sqft | S$1,220 | 01-05 | 70 yr 8 mo |
| Apr 2025 | Condominium | S$1,765,000 | 1,399 sqft | S$1,261 | 06-10 | 70 yr 9 mo |
| Mar 2025 | Condominium | S$2,240,000 | 1,690 sqft | S$1,325 | 06-10 | 70 yr 10 mo |
| Oct 2024 | Condominium | S$1,770,000 | 1,496 sqft | S$1,183 | 06-10 | 71 yr 3 mo |
| Aug 2024 | Condominium | S$1,720,000 | 1,399 sqft | S$1,229 | 06-10 | 71 yr 5 mo |
| Mar 2024 | Condominium | S$1,800,000 | 1,539 sqft | S$1,169 | 06-10 | 71 yr 10 mo |
| Mar 2024 | Condominium | S$1,750,000 | 1,399 sqft | S$1,251 | 01-05 | 71 yr 10 mo |
| Mar 2024 | Condominium | S$1,660,000 | 1,528 sqft | S$1,086 | 01-05 | 71 yr 10 mo |
| Mar 2024 | Condominium | S$1,265,000 | 969 sqft | S$1,306 | 01-05 | 71 yr 10 mo |
| Aug 2023 | Condominium | S$1,740,000 | 1,572 sqft | S$1,107 | 01-05 | 72 yr 5 mo |
| Aug 2023 | Condominium | S$1,730,000 | 1,410 sqft | S$1,227 | 01-05 | 72 yr 5 mo |
| May 2023 | Condominium | S$1,660,000 | 1,528 sqft | S$1,086 | 06-10 | 72 yr 8 mo |
| Mar 2023 | Condominium | S$1,580,000 | 1,528 sqft | S$1,034 | 01-05 | 72 yr 10 mo |
| Mar 2023 | Condominium | S$1,580,000 | 1,442 sqft | S$1,095 | 06-10 | 72 yr 10 mo |
| Mar 2023 | Condominium | S$1,510,000 | 1,410 sqft | S$1,071 | 01-05 | 72 yr 10 mo |
| Jan 2023 | Condominium | S$1,541,888 | 1,496 sqft | S$1,031 | 01-05 | 73 yrs |
| Nov 2022 | Condominium | S$1,600,000 | 1,830 sqft | S$874 | 01-05 | 73 yr 2 mo |
| Oct 2022 | Condominium | S$1,485,000 | 1,453 sqft | S$1,022 | 01-05 | 73 yr 3 mo |
| Oct 2022 | Condominium | S$1,440,000 | 1,410 sqft | S$1,021 | 01-05 | 73 yr 3 mo |
| Aug 2022 | Condominium | S$1,400,000 | 1,356 sqft | S$1,032 | 01-05 | 73 yr 5 mo |
| May 2022 | Condominium | S$2,650,000 | 2,777 sqft | S$954 | 11-15 | 73 yr 8 mo |
| May 2022 | Condominium | S$1,455,000 | 1,399 sqft | S$1,040 | 01-05 | 73 yr 8 mo |
| May 2022 | Condominium | S$1,420,000 | 1,410 sqft | S$1,007 | 06-10 | 73 yr 8 mo |
| Apr 2022 | Condominium | S$1,395,000 | 1,399 sqft | S$997 | 06-10 | 73 yr 9 mo |
| Mar 2022 | Condominium | S$1,300,000 | 1,410 sqft | S$922 | 01-05 | 73 yr 10 mo |
| Dec 2021 | Condominium | S$1,690,000 | 1,561 sqft | S$1,083 | 06-10 | 74 yr 1 mo |
| Dec 2021 | Condominium | S$1,005,500 | 958 sqft | S$1,050 | 06-10 | 74 yr 1 mo |
| Nov 2021 | Condominium | S$1,410,000 | 1,496 sqft | S$942 | 06-10 | 74 yr 2 mo |
Showing the 40 most recent of 41 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Tropical Spring
S$1,221
+0.4%11 sales3.7% yield
Simei Green Condominium
S$1,098
+0.9%15 sales3.9% yield
Double Bay Residences
S$1,470
+2.8%17 sales4.1% yield
My Manhattan
S$1,586
-0.6%9 sales4.2% yield
Eastpoint Green
S$1,199
+5.4%20 sales4.1% yield
Landed Housing Development
S$2,593
—4 sales2.3% yield
Apollo Gardens
S$1,328
+7.8%5 sales1.9% yield
Sunbird Park
S$1,685
+0.9%1 sales1.9% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.