District 18 · Tampines · OCR
Modena
Simei Street 4 · Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,186
-15.0% vs district median
Gross yield
3.4%
median rent $4,800/mo
3-year gain
11.8%
Transactions · 5y
41
9 in last 12 months
Nearest MRT
Simei Mrt Station · 178.103m
EWL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+92% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential41 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Changkat Primary School 418m · Phase 2C 0.2× · Learning Studio Educare @ Changkat Primary School 423m · Chongzheng Primary School 957m · Phase 2C 1.0× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Changkat Changi Secondary School · 402m
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 1.2km
Green
Harvey Crescent Pg · 247m - 8 parks within 1km
Mall
Eastpoint Mall · 208m
Health
Changi General Hospital (hospital) · 640m
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
259,900
Median age
41 yrs
48% under 40 · getting older
Children 0–9
23,220
▼ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
87% HDB
11% condo · 2% landed
Degree holders
28%
residents 15+
Commute
59% transit
18% drive
45 min+ to work
28%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,028 psf - 16% below units on floors 1–5 ($1,223 psf).
Price trend average PSF by year
2021
$950
2022
$985
+3.7%
2023
$1,093
+11%
2024
$1,204
+10.2%
2025
$1,180
-2%
2026
$1,222
+3.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,400/mo | $3.58 | 3.6% | 38 |
| 3BR | $4,800/mo | $3.31 | 3.3% | 81 |
| 4BR | $5,500/mo | $3.33 | 3.4% | 9 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,798,000 | 1,356 | $1,326 | 06-10 |
| Apr 2026 | $3,100,000 | 2,777 | $1,116 | 11-15 |
| Feb 2026 | $1,820,000 | 1,442 | $1,262 | 06-10 |
| Jan 2026 | $2,000,000 | 1,690 | $1,183 | 01-05 |
| Nov 2025 | $2,800,000 | 2,799 | $1,000 | 11-15 |
| Nov 2025 | $1,735,000 | 1,410 | $1,230 | 06-10 |
| Oct 2025 | $1,910,000 | 1,561 | $1,224 | 01-05 |
| Oct 2025 | $1,803,888 | 1,410 | $1,279 | 06-10 |
| Sept 2025 | $2,930,000 | 2,777 | $1,055 | 11-15 |
| Jul 2025 | $2,750,000 | 2,799 | $983 | 11-15 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Modena actually sell for - this project trades at 2.0× the nearest block’s PSF.