Modena
Modena is a condominium in District 18 (Tampines / Pasir Ris), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,227 psf from 10 sales.
At a glance
- District
- District 18 (Tampines / Pasir Ris)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 1997, about 70 years left
- Completed
- 2001, about 25 years old
What the prices say
The median home in Modena sold for S$1,865,000: the middle of 10 sales in the 12 months to August 2026.
That is noticeably below the middle condo project in District 18 (Tampines / Pasir Ris), which sold at S$1,407 psf across 41 projects: about 13% lower. By price per square foot it ranks 29th of the 40 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$913 psf in 2021 (12 sales) and S$1,262 psf in 2026 so far (5 sales), up about 38%. The highest year in the record was 2025 at S$1,224 psf.
Higher floors sold for more here: floors 6 to 10 at S$1,262 psf against S$1,223 psf on floors 1 to 5, about 3% more per square foot (24 months).
By unit size (24 months): 1,200 to 1,499 sq ft at S$1,246 psf and 1,500 sq ft and over at S$1,116 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 18 (Tampines / Pasir Ris) whose median over the last 12 months is closest to Modena's S$1,227 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,222 psf, the same as Modena.
| Project | Median price per sq ft | Sales |
|---|---|---|
| Modena | S$1,227 psf | 10 |
| Oasis @ Elias | S$1,222 psf | 7 |
| Watercolours | S$1,222 psf | 28 |
| Tropical Spring | S$1,219 psf | 12 |
What sells here
10 homes sold in the last 12 months, up from 6 in the 12 months before.
The most common size was 1,200 to 1,499 sq ft, with 8 of the 16 sales in the last 24 months, close to half.
None of the 16 sales in the last 24 months were first sales of new units: all 16 were resales.
The first new sale in our records was in May 1999.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,800 a month (31 contracts). The district's median across every contract was S$3,600, so rents here ran well above it: about 33% higher.
Over the 24 months the median rent was S$4,800 (50 contracts), the same as the latest 12 months.
By bedrooms: 2 bedrooms S$3,800 (10) and 3 bedrooms S$4,950 (18). The figure in brackets is the number of contracts.
Setting rent against price for 1,500 sq ft and over homes (11 rentals and 5 resale or sub-sale transactions) gives a gross yield estimate of 2.3%: a median rent of S$5,250 a month against a median price of S$2,800,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
10 other projects in District 18 (Tampines / Pasir Ris) were completed within 5 years of Modena and have a price. Their middle price was S$1,155 psf, so Modena sold a little above projects of a similar age: about 6% higher.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Modena. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Modena?
S$1,227 psf in the 12 months to August 2026, from 10 sales. For the median home that is S$1,865,000.
How many homes sold in Modena?
10 in the last 12 months and 16 in the last 24 months, across all sale types.
What do homes in Modena rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,800 a month, from 31 contracts.
What is the rental yield in Modena?
Between 2.3% and 2.3% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Modena?
It is a 99-year lease from 1997, which leaves about 70 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,227 psf | S$1,865,000 | 10 |
| Last 24 months | S$1,224 psf | S$1,811,944 | 16 |
| Last 5 years | S$1,086 psf | S$1,720,000 | 41 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$913 psf | 12 |
| 2022 | S$1,007 psf | 9 |
| 2023 | S$1,086 psf | 7 |
| 2024 | S$1,206 psf | 6 |
| 2025 | S$1,224 psf | 10 |
| 2026 (to August) | S$1,262 psf | 5 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,223 psf | 5 |
| Floors 6 to 10 | S$1,262 psf | 7 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 1,200 to 1,499 sq ft | S$1,246 psf | 8 |
| 1,500 sq ft and over | S$1,116 psf | 7 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Modena, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,800 a month | 31 |
| Last 24 months | S$4,800 a month | 50 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$3,800 a month | 10 | S$3,800 a month |
| 3 bedrooms | S$4,950 a month | 18 | S$4,900 a month |
| 4 or more bedrooms | Under 5 contracts | 3 | Under 5 contracts |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 18 (Tampines / Pasir Ris)
- Rents for every district, by size
- Rent against price for Modena, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Modena, with a likely range and the recent sales behind it. Sign in is free.
Open Modena in Condo AtlasOther condos in District 18 (Tampines / Pasir Ris)
- My Manhattan
- Nv Residences
- Oasis @ Elias
- Parc Central Residences
- Parktown Residence
- Pasir Ris 8
- Pasir Ris Garden
- Pinevale
- Q Bay Residences
- Ripple Bay
- Ris Grandeur
- Savannah Condopark
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.