Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.
| Total units | 230 |
|---|---|
| Blocks | 3 |
| Size range | 947–3,046 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 2-bedroom | 31 | 13% |
| 3-bedroom | 167 | 73% |
| 4-bedroom | 32 | 14% |
haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.
| Bedrooms | Gross yield | Est. price | Leases (12m) |
|---|---|---|---|
| 3 BR | ~3.3%· low sample (4 sales) | ~$1.78M | 24 |
| 4 BR | ~2.6%· low sample (4 leases) | ~$2.93M | 4 |
Ranks in the upper third for redevelopment interest among private condos.
MODENA is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.
Driven by: 25 years old · 70 years left on the lease · ~229 units (consent difficulty)
Based on 4 comparable past collective-sale deals (YI MEI GARDENS 2013, KATONG PARK TOWERS 2018, THE GLENWOOD 2005).
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
About typical readiness to sell for a property of this profile.
haio tracks 224 of 230 units at MODENA. 91% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 68% have been held over 10 years.
91%
Free to sell now
203 of 224 tracked · past SSD
84%
Sitting on a gain
201 of 239 resales sold above cost
Showing 10 of 443 total recorded transactions.
| Apr 2026 | 4BR | $3,100,000 | 2,777 | $1,116 | |
| Feb 2026 | 3BR | $1,820,000 | 1,442 | $1,262 | |
| Jan 2026 | 4BR | $2,000,000 | 1,689 | $1,184 | |
| Nov 2025 | 3BR | $1,735,000 | 1,410 | $1,230 | |
| Nov 2025 | 4BR | $2,800,000 | 2,798 | $1,001 | |
| Oct 2025 | 3BR | $1,910,000 | 1,560 | $1,224 | |
| Oct 2025 | 3BR | $1,803,888 | 1,410 | $1,279 | |
| Sep 2025 | 4BR | $2,930,000 | 2,777 | $1,055 | |
| Jul 2025 | 4BR | $2,750,000 | 2,798 | $983 | |
| Jun 2025 | 3BR | $1,725,000 | 1,410 | $1,223 |
9 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| Tropical Spring | 168 m | Jun 2026 | Resale | 3BR | $1,630,000 | 1,334 | $1,222 |
| My Manhattan | 235 m | Jun 2026 | Resale | 1BR | $820,000 | 559 | $1,467 |
| My Manhattan | 235 m | Jun 2026 | Resale | 2BR | $1,415,000 | 861 | $1,643 |
| My Manhattan | 235 m | May 2026 | Resale | 1BR | $888,000 | 559 | $1,589 |
| Double Bay Residences | 271 m | May 2026 | Resale | 2BR | $1,360,000 | 936 | $1,453 |
| Tropical Spring | 168 m | Apr 2026 | Resale | 3BR | $1,672,888 | 1,377 | $1,215 |
| Double Bay Residences | 271 m | Apr 2026 | Resale | 2BR | $1,488,000 | 1,001 | $1,487 |
| Double Bay Residences | 271 m | Apr 2026 | Resale | 2BR | $1,480,000 | 1,001 | $1,479 |
| Tropical Spring | 168 m | Jan 2026 | Resale | 2BR | $1,398,000 | 1,065 | $1,313 |
Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for MODENA
| 01 | 02 | 03 | 04 | 05 | 06 | 07 | 08 | |
|---|---|---|---|---|---|---|---|---|
| 11 | #11-012,9924BR | #11-029472BR | #11-032,6804BR | #11-053,0464BR | #11-062,6804BR | #11-071,3993BR | ||
| 10 | #10-011,3563BR | #10-029582BR | #10-031,4423BR | #10-041,7334BR | #10-051,7334BR | #10-061,4423BR | #10-071,4103BR | #10-081,4533BR |
| 09 | #09-011,3993BR | #09-021,0122BR | #09-031,4643BR | #09-041,6904BR | #09-051,6904BR | #09-061,4643BR | #09-071,4853BR | #09-081,4963BR |
| 08 | #08-011,3993BR | #08-029582BR | #08-031,4423BR | #08-041,6904BR | #08-051,6904BR | #08-061,4103BR | #08-071,4103BR | #08-081,4963BR |
| 07 | #07-011,3463BR | #07-029582BR | #07-031,4103BR | #07-041,6904BR | #07-051,6904BR | #07-061,4103BR | #07-071,4103BR | #07-081,4423BR |
| 06 | #06-011,3463BR | #06-029472BR | #06-031,4103BR | #06-041,6794BR | #06-051,6794BR | #06-061,4103BR | #06-071,3993BR | #06-081,4423BR |
| 05 | #05-011,3563BR | #05-029472BR | #05-031,4103BR | #05-041,6794BR | #05-051,6794BR | #05-061,4103BR | #05-071,3993BR | #05-081,4533BR |
| 04 | #04-011,3563BR | #04-029582BR | #04-031,4103BR | #04-041,6904BR | #04-051,6904BR | #04-061,4103BR | #04-071,3993BR | #04-081,4533BR |
| 03 | #03-011,3563BR | #03-029582BR | #03-031,4103BR | #03-041,6474BR | #03-051,6474BR | #03-061,4103BR | #03-071,3993BR | #03-081,4533BR |
| 02 | #02-011,3563BR | #02-029582BR | #02-041,6474BR | #02-051,6474BR | #02-071,3993BR | #02-081,4533BR | ||
| 01 | #01-011,7763BR | #01-021,3892BR | #01-042,0774BR | #01-052,0774BR | #01-071,8303BR | #01-081,8733BR |
41 realized resale exits at MODENA over the 5y window — 41 profitable, 0 at a loss, averaging 3.26%/yr.
| Unit Type | Volume | Holding (avg) | Annualised (avg) |
|---|---|---|---|
| 3BR | 2 | 22y 6m | 3.42% |
| 4BR | 22 | 23y 8m | 3.24% |
| 5BR+ | 17 | 24y 3m | 3.28% |
| Total | 41 | 23y 10m | 3.26% |
No loss-making resales in this window — every matched exit sold above its matched entry price.
Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.
Exit Audience is a haio+ feature
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If you bought at MODENA today at ~$1,184 psf (the recent resale median — last 12 months, 9 sales)…
94.2%
of current owners hold at a lower PSF — they could sell below your entry and still profit.
n=224 traced current owners, 100.0% unit-exact
the Exit-Risk band is a haio+ feature
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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated
When direct sun lands on a West-facing window at MODENA, for the date you pick.
Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.
Estimated from solar geometry — nearby buildings and blockage are not modelled.
Anchored to this project's estimated price (~S$1.8M, the median of recent sale transactions at MODENA) — drag to explore what else that budget buys across Singapore.
14 within 1 km
| 168 m | Tropical Spring | LH | 2002 | $1,217 |
| 235 m | My Manhattan | LH | 2014 | $1,589 |
| 271 m | Double Bay Residences | LH | 2012 | $1,442 |
| 370 m | Simei Green Condominium | LH | 1999 | $1,095 |
| 404 m | Sunbird View | FH | — | — |
| 563 m | Eastpoint Green | LH | 1999 | $1,149 |
| 606 m | Melville Park | LH | 1996 | $934 |
| 608 m | Apollo Gardens | FH | 1984 | $1,239 |
| 672 m | Tropicana Condominium | FH | 1994 | $1,218 |
| 823 m | Changi Rise Condominium | LH | 2004 | $1,140 |
Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.
MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.
What's next
Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.