condo · 529871
Modena
Project page · 99-year lease from 1997
Indicative value range
S$1,764,912 – S$1,820,917
Indicative mid S$1,794,421 · S$1,258 psf
Based on 4 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| May 2026 | Modena | 06-10 | 1,356 sqft | S$1,798,000 | S$1,326 psf | ×1.000 | S$1,326 psf |
| Feb 2026 | Modena | 06-10 | 1,442 sqft | S$1,820,000 | S$1,262 psf | ×0.999 | S$1,260 psf |
| Jan 2026 | Modena | 01-05 | 1,690 sqft | S$2,000,000 | S$1,183 psf | ×0.999 | S$1,182 psf |
| Nov 2025 | Modena | 06-10 | 1,410 sqft | S$1,735,000 | S$1,230 psf | ×1.021 | S$1,256 psf |
How accurate is this estimate for Modena?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 10 sales in Modena since.
- Median error
- 4.1%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
3.28% gross yield
S$58,800 of rent a year against the estimate above · 0.27 points below flats like it
Leases signed here within a quarter of this size run about S$4,900 a month, the middle of 21 of them.
In outside the central region, leasehold flats with 60 to 69 years of lease left yield 3.55%, from 67 projects.
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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 1900-2000 sqft | 3 | Non-landed Properties | S$5,300 |
| Q3 2026 | 1800-1900 sqft | 3 | Non-landed Properties | S$5,250 |
| Q3 2026 | 1600-1700 sqft | 3 | Non-landed Properties | S$5,250 |
| Q3 2026 | 1400-1500 sqft | 3 | Non-landed Properties | S$4,900 |
| Q3 2026 | 900-1000 sqft | 2 | Non-landed Properties | S$3,900 |
| Q3 2026 | 900-1000 sqft | 2 | Non-landed Properties | S$3,800 |
| Q2 2026 | 2700-2800 sqft | 4 | Non-landed Properties | S$8,000 |
| Q2 2026 | 2700-2800 sqft | 4 | Non-landed Properties | S$8,000 |
median of 21 URA rental contracts at Modena within a quarter of 132.5 sqm, since 2025Q4.
Buying or selling at S$1,794,421?
Buying: Stamp duty on S$1,794,421 · Cash and CPF needed on S$1,794,421 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,794,421.
Each opens with this figure filled in; change anything there.
Primary schools near 39 Simei Street 4
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
- Changkat Primary School · 284 m · no 2025 Phase 2C ballot
- Chongzheng Primary School · 914 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 914 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Tampines Primary School · 1,251 m · no 2025 Phase 2C ballot
- East Spring Primary School · 1,298 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,494 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,663 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Junyuan Primary School · 1,673 m · balloted in 2025 Phase 2C (PRs within 1 km)
- St. Hilda's Primary School · 1,974 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Modena · 06-10 · Condominium · 69 years left | 947 sqft | S$1,210,000 | S$1,277 psf |
| Jul 2026 | Modena · 01-05 · Condominium · 70 years left | 969 sqft | S$1,230,000 | S$1,270 psf |
| May 2026 | Modena · 06-10 · Condominium · 70 years left | 1,356 sqft | S$1,798,000 | S$1,326 psf |
| Apr 2026 | Modena · 11-15 · Condominium · 70 years left | 2,777 sqft | S$3,100,000 | S$1,116 psf |
| Feb 2026 | Modena · 06-10 · Condominium · 70 years left | 1,442 sqft | S$1,820,000 | S$1,262 psf |
| Jan 2026 | Modena · 01-05 · Condominium · 70 years left | 1,690 sqft | S$2,000,000 | S$1,183 psf |
| Nov 2025 | Modena · 11-15 · Condominium · 70 years left | 2,799 sqft | S$2,800,000 | S$1,001 psf |
| Nov 2025 | Modena · 06-10 · Condominium · 70 years left | 1,410 sqft | S$1,735,000 | S$1,230 psf |
| Oct 2025 | Modena · 06-10 · Condominium · 70 years left | 1,410 sqft | S$1,803,888 | S$1,279 psf |
| Oct 2025 | Modena · 01-05 · Condominium · 70 years left | 1,561 sqft | S$1,910,000 | S$1,224 psf |
| Sept 2025 | Modena · 11-15 · Condominium · 70 years left | 2,777 sqft | S$2,930,000 | S$1,055 psf |
| Jul 2025 | Modena · 11-15 · Condominium · 71 years left | 2,799 sqft | S$2,750,000 | S$983 psf |
| Jun 2025 | Modena · 01-05 · Condominium · 71 years left | 1,410 sqft | S$1,725,000 | S$1,223 psf |
| May 2025 | Modena · 01-05 · Condominium · 71 years left | 1,410 sqft | S$1,720,000 | S$1,220 psf |
| Apr 2025 | Modena · 06-10 · Condominium · 71 years left | 1,399 sqft | S$1,765,000 | S$1,261 psf |
| Mar 2025 | Modena · 06-10 · Condominium · 71 years left | 1,690 sqft | S$2,240,000 | S$1,326 psf |
| Oct 2024 | Modena · 06-10 · Condominium · 71 years left | 1,496 sqft | S$1,770,000 | S$1,183 psf |
| Aug 2024 | Modena · 06-10 · Condominium · 71 years left | 1,399 sqft | S$1,720,000 | S$1,229 psf |
| Mar 2024 | Modena · 01-05 · Condominium · 72 years left | 969 sqft | S$1,265,000 | S$1,306 psf |
| Mar 2024 | Modena · 01-05 · Condominium · 72 years left excluded: outlier | 1,528 sqft | S$1,660,000 | S$1,086 psf |
| Mar 2024 | Modena · 06-10 · Condominium · 72 years left | 1,539 sqft | S$1,800,000 | S$1,169 psf |
| Mar 2024 | Modena · 01-05 · Condominium · 72 years left | 1,399 sqft | S$1,750,000 | S$1,251 psf |
| Aug 2023 | Modena · 01-05 · Condominium · 72 years left | 1,572 sqft | S$1,740,000 | S$1,107 psf |
| Aug 2023 | Modena · 01-05 · Condominium · 72 years left excluded: outlier | 1,410 sqft | S$1,730,000 | S$1,227 psf |
| May 2023 | Modena · 06-10 · Condominium · 73 years left | 1,528 sqft | S$1,660,000 | S$1,086 psf |
| Mar 2023 | Modena · 06-10 · Condominium · 73 years left | 1,442 sqft | S$1,580,000 | S$1,095 psf |
| Mar 2023 | Modena · 01-05 · Condominium · 73 years left | 1,410 sqft | S$1,510,000 | S$1,071 psf |
| Mar 2023 | Modena · 01-05 · Condominium · 73 years left | 1,528 sqft | S$1,580,000 | S$1,034 psf |
| Jan 2023 | Modena · 01-05 · Condominium · 73 years left | 1,496 sqft | S$1,541,888 | S$1,031 psf |
| Nov 2022 | Modena · 01-05 · Condominium · 73 years left | 1,830 sqft | S$1,600,000 | S$874 psf |
| Oct 2022 | Modena · 01-05 · Condominium · 73 years left | 1,410 sqft | S$1,440,000 | S$1,021 psf |
| Oct 2022 | Modena · 01-05 · Condominium · 73 years left | 1,453 sqft | S$1,485,000 | S$1,022 psf |
| Aug 2022 | Modena · 01-05 · Condominium · 73 years left | 1,356 sqft | S$1,400,000 | S$1,032 psf |
| May 2022 | Modena · 06-10 · Condominium · 74 years left | 1,410 sqft | S$1,420,000 | S$1,007 psf |
| May 2022 | Modena · 01-05 · Condominium · 74 years left | 1,399 sqft | S$1,455,000 | S$1,040 psf |
| May 2022 | Modena · 11-15 · Condominium · 74 years left | 2,777 sqft | S$2,650,000 | S$954 psf |
| Apr 2022 | Modena · 06-10 · Condominium · 74 years left | 1,399 sqft | S$1,395,000 | S$997 psf |
| Mar 2022 | Modena · 01-05 · Condominium · 74 years left | 1,410 sqft | S$1,300,000 | S$922 psf |
| Dec 2021 | Modena · 06-10 · Condominium · 74 years left | 1,561 sqft | S$1,690,000 | S$1,083 psf |
| Dec 2021 | Modena · 06-10 · Condominium · 74 years left | 958 sqft | S$1,005,500 | S$1,050 psf |
| Nov 2021 | Modena · 06-10 · Condominium · 74 years left | 1,496 sqft | S$1,410,000 | S$942 psf |
| Nov 2021 | Modena · 01-05 · Condominium · 74 years left | 1,410 sqft | S$1,170,000 | S$830 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Modena · 1900-2000 sqft · 3 bed · Non-landed Properties | S$5,300 | S$2.72 psf |
| Q3 2026 | Modena · 1600-1700 sqft · 3 bed · Non-landed Properties | S$5,250 | S$3.18 psf |
| Q3 2026 | Modena · 1800-1900 sqft · 3 bed · Non-landed Properties | S$5,250 | S$2.84 psf |
| Q3 2026 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.38 psf |
| Q3 2026 | Modena · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,900 | S$4.11 psf |
| Q3 2026 | Modena · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.00 psf |
| Q2 2026 | Modena · 2700-2800 sqft · 4 bed · Non-landed Properties | S$8,000 | S$2.91 psf |
| Q2 2026 | Modena · 2700-2800 sqft · 4 bed · Non-landed Properties | S$8,000 | S$2.91 psf |
| Q2 2026 | Modena · 1600-1700 sqft · 4 bed · Non-landed Properties | S$5,500 | S$3.33 psf |
| Q2 2026 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$5,200 | S$3.59 psf |
| Q2 2026 | Modena · 1500-1600 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.16 psf |
| Q2 2026 | Modena · 1500-1600 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.16 psf |
| Q2 2026 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.31 psf |
| Q2 2026 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.31 psf |
| Q2 2026 | Modena · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.56 psf |
| Q2 2026 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,750 | S$3.28 psf |
| Q2 2026 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,750 | S$3.28 psf |
| Q2 2026 | Modena · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,950 | S$4.16 psf |
| Q2 2026 | Modena · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.00 psf |
| Q2 2026 | Modena · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.79 psf |
| Q2 2026 | Modena · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q2 2026 | Modena · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.79 psf |
| Q2 2026 | Modena · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,600 | S$3.43 psf |
| Q1 2026 | Modena · 1900-2000 sqft · 3 bed · Non-landed Properties | S$5,500 | S$2.82 psf |
| Q1 2026 | Modena · 1500-1600 sqft · 3 bed · Non-landed Properties | S$5,200 | S$3.35 psf |
| Q1 2026 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$5,200 | S$3.59 psf |
| Q1 2026 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.38 psf |
| Q1 2026 | Modena · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.33 psf |
| Q1 2026 | Modena · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,100 | S$3.90 psf |
| Q1 2026 | Modena · 1300-1400 sqft · 2 bed · Non-landed Properties | S$3,900 | S$2.89 psf |
| Q1 2026 | Modena · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.00 psf |
| Q4 2025 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$5,050 | S$3.48 psf |
| Q4 2025 | Modena · 1500-1600 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.23 psf |
| Q4 2025 | Modena · 1500-1600 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.16 psf |
| Q4 2025 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.10 psf |
| Q4 2025 | Modena · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.62 psf |
| Q4 2025 | Modena · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,350 | S$3.53 psf |
| Q3 2025 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$5,300 | S$3.66 psf |
| Q3 2025 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$5,300 | S$3.66 psf |
| Q3 2025 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.38 psf |
| Q3 2025 | Modena · 1600-1700 sqft · 4 bed · Non-landed Properties | S$4,800 | S$2.91 psf |
| Q3 2025 | Modena · 1600-1700 sqft · 4 bed · Non-landed Properties | S$4,800 | S$2.91 psf |
| Q3 2025 | Modena · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,800 | S$4.00 psf |
| Q2 2025 | Modena · 2400-2500 sqft · 4 bed · Non-landed Properties | S$6,800 | S$2.78 psf |
| Q2 2025 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.45 psf |
| Q2 2025 | Modena · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,650 | S$3.44 psf |
| Q1 2025 | Modena · 1700-1800 sqft · 3 bed · Non-landed Properties | S$6,000 | S$3.43 psf |
| Q1 2025 | Modena · 1800-1900 sqft · 3 bed · Non-landed Properties | S$5,300 | S$2.86 psf |
| Q1 2025 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.31 psf |
| Q1 2025 | Modena · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.56 psf |
| Q1 2025 | Modena · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.71 psf |
| Q1 2025 | Modena · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.71 psf |
| Q1 2025 | Modena · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,400 | S$3.58 psf |
| Q1 2025 | Modena · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,400 | S$3.58 psf |
| Q1 2025 | Modena · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,400 | S$3.58 psf |
| Q4 2024 | Modena · 1900-2000 sqft · 3 bed · Non-landed Properties | S$5,250 | S$2.69 psf |
| Q4 2024 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.45 psf |
| Q4 2024 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.31 psf |
| Q4 2024 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.24 psf |
| Q4 2024 | Modena · 800-900 sqft · 2 bed · Non-landed Properties | S$3,100 | S$3.65 psf |
| Q3 2024 | Modena · 1900-2000 sqft · 3 bed · Non-landed Properties | S$5,500 | S$2.82 psf |
| Q3 2024 | Modena · 1900-2000 sqft · 3 bed · Non-landed Properties | S$5,300 | S$2.72 psf |
| Q3 2024 | Modena · 1600-1700 sqft · 3 bed · Non-landed Properties | S$5,250 | S$3.18 psf |
| Q3 2024 | Modena · 1800-1900 sqft · 3 bed · Non-landed Properties | S$4,800 | S$2.59 psf |
| Q3 2024 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,750 | S$3.28 psf |
| Q3 2024 | Modena · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,300 | S$2.97 psf |
| Q3 2024 | Modena · 900-1000 sqft · 2 bed · Non-landed Properties | S$3,400 | S$3.58 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 69 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 64 years | S$1,716,730 | S$1,895,408 | S$2,088,664 | S$2,147,559 |
| 10 years | 59 years | S$1,617,721 | S$1,971,993 | S$2,394,622 | S$2,531,570 |
| 20 years | 49 years | S$1,436,963 | S$2,135,252 | S$3,148,564 | S$3,518,993 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.