Modena
Modena is a 99-year lease (70 yrs left) condominium development in District 18 (Tampines / Pasir Ris). It has 42 recorded private transactions. Latest sale: $1,210,000 (Sep 2026, 88 sqm, floors 06-10). Median $1,091/sqft. Prices up 21.3% over the period. 70 years lease remaining.
Where Modena ranks in District 18
All 46 projects ›Median psf over time
Estimate a unit at Modena
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.35% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,079 | 20 |
| 06-10 | $1,183 | 17 |
| 11-15 | $1,000 | 5 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Sep 2026 | 06-10 | Resale | 88 sqm | $1,210,000 | $1,277 |
| Jul 2026 | 01-05 | Resale | 90 sqm | $1,230,000 | $1,270 |
| May 2026 | 06-10 | Resale | 126 sqm | $1,798,000 | $1,326 |
| Apr 2026 | 11-15 | Resale | 258 sqm | $3,100,000 | $1,116 |
| Feb 2026 | 06-10 | Resale | 134 sqm | $1,820,000 | $1,262 |
| Jan 2026 | 01-05 | Resale | 157 sqm | $2,000,000 | $1,183 |
| Nov 2025 | 06-10 | Resale | 131 sqm | $1,735,000 | $1,230 |
| Nov 2025 | 11-15 | Resale | 260 sqm | $2,800,000 | $1,000 |
| Oct 2025 | 01-05 | Resale | 145 sqm | $1,910,000 | $1,224 |
| Oct 2025 | 06-10 | Resale | 131 sqm | $1,803,888 | $1,279 |
| Sep 2025 | 11-15 | Resale | 258 sqm | $2,930,000 | $1,055 |
| Jul 2025 | 11-15 | Resale | 260 sqm | $2,750,000 | $983 |
| Jun 2025 | 01-05 | Resale | 131 sqm | $1,725,000 | $1,223 |
| May 2025 | 01-05 | Resale | 131 sqm | $1,720,000 | $1,220 |
| Apr 2025 | 06-10 | Resale | 130 sqm | $1,765,000 | $1,261 |
| Mar 2025 | 06-10 | Resale | 157 sqm | $2,240,000 | $1,325 |
| Oct 2024 | 06-10 | Resale | 139 sqm | $1,770,000 | $1,183 |
| Aug 2024 | 06-10 | Resale | 130 sqm | $1,720,000 | $1,229 |
| Mar 2024 | 01-05 | Resale | 130 sqm | $1,750,000 | $1,251 |
| Mar 2024 | 06-10 | Resale | 143 sqm | $1,800,000 | $1,169 |
| Mar 2024 | 01-05 | Resale | 90 sqm | $1,265,000 | $1,306 |
| Mar 2024 | 01-05 | Resale | 142 sqm | $1,660,000 | $1,086 |
| Aug 2023 | 01-05 | Resale | 131 sqm | $1,730,000 | $1,227 |
| Aug 2023 | 01-05 | Resale | 146 sqm | $1,740,000 | $1,107 |
| May 2023 | 06-10 | Resale | 142 sqm | $1,660,000 | $1,086 |
Modena is inside the 1 km Primary 1 priority zone for 2 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Modena, with their median resale psf. Useful for comparing what Modena costs per square foot against nearby developments.
About Modena
Modena in District 18 (Tampines / Pasir Ris) has been a strong performer, with median psf up roughly 21.3% over the period (about 4.1% a year). Its $1,091 psf median sits about 16% below the District 18 median, cheaper than about 80% of projects there. It has a regular flow of transactions, with 42 sales between 2021-11 and 2026-09, ranging from $1,005,500 to $3,100,000. The most recent transaction was a 88 sqm unit (floors 06-10) at $1,210,000 in Sep 2026, and the median is $1,091 psf. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 70 years remaining is 0.9100, an annual lease decay of about 0.35%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Modena cost?
The most recent transaction at Modena was $1,210,000 for a 88 sqm unit in 2026-09. The median price is $1,091 per square foot across 42 transactions, ranging from $1,005,500 to $3,100,000. Data sourced from URA.
Is Modena freehold or leasehold?
Modena is on a 99-year lease commencing in 1997, with approximately 70 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.35%.
What is the price per square foot (psf) at Modena?
The median price at Modena is $1,091 psf, with transactions ranging from $830 to $1,326 psf. This is based on 42 URA-recorded transactions in District 18.
Have prices at Modena gone up or down?
Prices at Modena have increased by approximately 21.3% over the data period (around 4.1% a year). The median price is currently $1,091 psf, with the most recent sale at $1,210,000 in 2026-09.