MODENA
UrbanLens Analysis
MODENA trades at $1,224 PSF, sitting 10% below the District 18 median of $1,363 PSF. The 2-minute walk to Simei MRT (179m) is a tangible lifestyle and resale advantage. PARKTOWN RESIDENCE fetches $2,363 PSF nearby -- that 48% gap frames MODENA's relative value proposition.
A 18.6% jump over two years is aggressive -- late buyers risk overpaying near a cyclical peak. With 16 deals in two years, the pricing data has reasonable statistical weight. For context, TREASURE AT TAMPINES has gained 5.6% over the same period.
Around 70 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. Gross yield of 3.2% tracks the OCR average of 3.4%. At $5,104/month median rent, income is market-rate -- neither a standout nor a weakness.
With 230 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| PARKTOWN RESIDENCE | $2,363 | — | 0.0% |
| AURELLE OF TAMPINES | $1,769 | — | 0.0% |
| TREASURE AT TAMPINES | $1,738 | 3.7% | +5.6% |
| THE TAPESTRY | $1,704 | 3.9% | +3.8% |
| MELVILLE PARK | $919 | 4.2% | +3.7% |
PSF Trend
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