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apartment · 428762

Moda

Project page · Freehold

Indicative value range
S$2,058,288 – S$2,144,509
Indicative mid S$2,132,974 · S$2,202 psf

Based on 3 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Moda06-10980 sqftS$2,180,000S$2,226 psf×1.000S$2,226 psf
Aug 2025Moda11-15764 sqftS$1,560,000S$2,041 psf×1.003S$2,048 psf
Jul 2025Moda11-15980 sqftS$2,150,000S$2,195 psf×1.003S$2,202 psf

How accurate is this estimate for Moda?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.48% gross yield

S$52,800 of rent a year against the estimate above · 0.67 points below flats like it

Leases signed here within a quarter of this size run about S$4,400 a month, the middle of 17 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,100
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,100
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,360
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,360
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,300
Q3 2026600-700 sqft2Non-landed PropertiesS$3,800
Q2 2026900-1000 sqft2Non-landed PropertiesS$4,750
Q2 2026900-1000 sqft2Non-landed PropertiesS$4,750

median of 17 URA rental contracts at Moda within a quarter of 90 sqm, since 2025Q4.

Buying or selling at S$2,132,974?

Buying: Stamp duty on S$2,132,974 · Cash and CPF needed on S$2,132,974 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,132,974.

Each opens with this figure filled in; change anything there.

Primary schools near 42 East Coast Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Moda · 06-10 · Apartment
980 sqftS$2,180,000S$2,226 psf
Aug 2025
Moda · 11-15 · Apartment
764 sqftS$1,560,000S$2,041 psf
Jul 2025
Moda · 11-15 · Apartment
980 sqftS$2,150,000S$2,195 psf
Oct 2024
Moda · 11-15 · Apartment
969 sqftS$2,100,000S$2,168 psf
Oct 2024
Moda · 11-15 · Apartment
969 sqftS$2,050,000S$2,116 psf
Oct 2024
Moda · 11-15 · Apartment
646 sqftS$1,400,000S$2,168 psf
Aug 2024
Moda · 11-15 · Apartment
969 sqftS$2,090,000S$2,157 psf
May 2024
Moda · 11-15 · Apartment
969 sqftS$2,076,888S$2,144 psf
Feb 2024
Moda · 16-20 · Apartment
1,841 sqftS$3,400,000S$1,847 psf
Feb 2024
Moda · 11-15 · Apartment
764 sqftS$1,528,000S$1,999 psf
Jan 2023
Moda · 11-15 · Apartment
646 sqftS$1,400,000S$2,168 psf
Nov 2022
Moda · 11-15 · Apartment
969 sqftS$1,910,000S$1,972 psf
Nov 2022
Moda · 11-15 · Apartment
980 sqftS$2,100,000S$2,144 psf
Oct 2022
Moda · 11-15 · Apartment
969 sqftS$1,938,000S$2,001 psf
Apr 2022
Moda · 06-10 · Apartment
980 sqftS$1,900,000S$1,940 psf
Jan 2022
Moda · 06-10 · Apartment
764 sqftS$1,350,000S$1,766 psf
Dec 2021
Moda · 16-20 · Apartment
1,259 sqftS$2,230,000S$1,771 psf
Nov 2021
Moda · 16-20 · Apartment
1,615 sqftS$2,600,000S$1,610 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.