Modena
Overview & Key Facts
Modena is one of those Singapore condominiums that proves a good location can compensate for a lot — a 230-unit, 99-year leasehold development completed in 2002 by Eyton Pte Ltd (a subsidiary of OUB Centre Limited), sitting directly beside Simei MRT station and Eastpoint Mall in District 18. The name evokes the Italian city famous for engineering precision, and while the architecture is more pragmatic than poetic, the development’s real engineering achievement is its site planning: a compact 12-storey project that places residents within a three-minute walk of a mass transit station, a full-service shopping mall, a wet market, a food centre, and a community hospital.
Eyton Pte Ltd, backed by OUB Centre Limited (now folded into UOB Group), was not a marquee developer, but the firm delivered a sensible product for its era. Modena’s 230 units are spread across four blocks at 35–41 Simei Street 4, offering a unit mix that ranges from compact studios at 527 sqft to generous penthouses at 3,046 sqft. The low unit count — modest by today’s mega-development standards — keeps the development feeling residential rather than institutional, and long-term residents consistently cite the quiet, uncrowded atmosphere as one of Modena’s most valued qualities.
At a current average of $1,166 PSF, Modena is firmly in the affordable segment of District 18’s condominium market. That pricing reflects two realities: an ageing 99-year lease (approximately 70 years remaining) and a location in the OCR that will never command the premiums of central or waterfront addresses. But for buyers who prioritise daily convenience, MRT proximity, and value-for-money living space over prestige, Modena delivers a proposition that many newer, flashier developments in Tampines and Simei cannot match at the same quantum.
Location & Connectivity
Simei is one of the east side’s quieter residential enclaves — less bustling than neighbouring Tampines, less transient than Changi Business Park, and more established than the newer Tampines North precinct. Modena sits at 35–41 Simei Street 4, immediately adjacent to Simei MRT station on the East-West Line. This is not a “within walking distance” claim that requires caveats about heat and rain — the station is genuinely 180 metres from the development’s gate, a distance you can cover in under two minutes at a casual pace. Upper Changi MRT is 740 metres away, offering a second station option within comfortable walking range.
The East-West Line connects residents directly to Raffles Place in approximately 35 minutes and Changi Airport in about 10 minutes — a dual convenience that appeals to both CBD commuters and frequent travellers. For drivers, the PIE and ECP are both accessible via Simei Road and Upper Changi Road, putting the CBD within a 20–25 minute drive outside peak hours. Expo MRT (1.13 km) provides additional connectivity to the Downtown Line via the interchange, though this requires a bus or slightly longer walk.
Daily amenities are Modena’s strongest locational asset. Eastpoint Mall is directly across the road, offering an NTUC FairPrice supermarket, food court, clinics, banks, and a decent retail mix for everyday needs. The Simei neighbourhood also includes a wet market, hawker centre, and community library within walking distance. Changi General Hospital is approximately 800 metres away — a proximity that provides peace of mind for families with elderly members. For a wider retail experience, Tampines Mall, Century Square, and Tampines 1 are one MRT stop away at Tampines interchange.
The school catchment serves families well. Changkat Primary School is 570 metres away, Angsana Primary at 660 metres, and Park View Primary at 860 metres — all within comfortable walking distance. Springfield Secondary School sits at 890 metres, and the Singapore University of Technology and Design (SUTD) campus is just under 1 km away. For international education, United World College of South East Asia (East Campus) is 1.45 km — accessible by a short bus ride or drive.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Changkat Primary School | primary | Within 1 km |
| Angsana Primary School | primary | Within 1 km |
| Park View Primary School | primary | Within 1 km |
| Springfield Secondary School | secondary | Within 1 km |
| Singapore University of Technology and Design | tertiary | Within 1 km |
| Chongzheng Primary School | primary | ~1.2 km |
| United World College of South East Asia (East) | international | ~1.5 km |
| Ping Yi Secondary School | secondary | ~1.6 km |
Facilities
For a 230-unit development built in the early 2000s, Modena provides a respectable if not extravagant facilities set. The centrepiece is the swimming pool with an adjoining wading pool and jacuzzi, set within landscaped grounds that benefit from the site’s relatively low density. A tennis court, gymnasium, sauna, clubhouse, children’s playground, BBQ pits, a putting green, and a fitness station round out the communal amenities. Security is 24-hour, and the overall grounds are consistently described by long-term residents as well-maintained despite the development’s age.
“The whole place is very well maintained and doesn’t look like an older project. Facilities are neat, tidy and clean.”
— Long-term resident review via Stacked Homes
The honest caveats are worth stating plainly. The gym is basic — adequate for light exercise but not equipped for serious fitness users who will likely need an external gym membership. The clubhouse function room is notably small, making it impractical for hosting parties or events beyond intimate gatherings. Multiple residents report that facilities periodically break down: lifts, the water fountain, and the jacuzzi have all been flagged as intermittently out of service. For a development charging approximately $470 per month in conservancy fees for a four-bedroom unit — noticeably higher than comparable developments like Savannah Condopark or Simei Green — the maintenance-to-cost ratio draws legitimate criticism.
One practical design shortcoming deserves mention: while Modena is adjacent to Simei MRT, the walkway within the development itself is not fully sheltered. The overhead MRT tracks provide partial cover, but there is no continuous covered linkway from the condo blocks to either the MRT station or Eastpoint Mall. During Singapore’s frequent afternoon downpours, residents still get wet on the short walk to the station — a frustrating gap for a development whose primary selling point is transit proximity. It is the kind of detail that looks minor on a site plan but matters daily.
Unit Sizes & Layout
Modena’s unit mix offers genuine variety, ranging from compact studios to spacious penthouses. The breakdown by type: studios (527–538 sqft), two-bedroom units (947–958 sqft), three-bedroom units (1,345–1,453 sqft), four-bedroom units (1,647–1,679 sqft), and penthouses (2,680–3,046 sqft). This range means the development serves a broad buyer spectrum — from single professionals and young couples to multi-generational families — without the one-size-fits-all homogeneity of many newer OCR launches.
The layout design is one of Modena’s genuine strengths. Units are efficiently planned with minimal corridor wastage between rooms, a design philosophy that maximises usable living space relative to the stated floor area. Residents consistently praise the practical layouts, noting that the living and dining areas feel generously proportioned. The three-bedroom units at 1,345–1,453 sqft are particularly well-regarded — substantially larger than what new launches in District 18 offer at the same bedroom count. Compare this to Treasure at Tampines, where three-bedrooms start at around 1,000 sqft, or Parktown Residence where comparable units are even more compact.
The four-bedroom units at 1,647–1,679 sqft are spacious enough for genuine family living, and the penthouses at 2,680–3,046 sqft represent a rare opportunity in the OCR for duplex-style living at an accessible quantum. With 12 storeys, upper-floor units enjoy reasonably open views over the low-rise Simei neighbourhood, though there are no sea views or dramatic skyline panoramas — this is an honest suburban address, and the views reflect that.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 2 | $1,178 | $1,135,250 |
| 4 BR | 37 | $1,086 | $1,619,670 |
| 5 BR | 4 | $998 | $2,782,500 |
Pricing & Market Position
Based on 43 recorded transactions, sale prices range from $1,005,500 to $2,930,000, averaging $1,705,309 (~$1,160 psf).
Rents range from $2,300 to $7,500 per month across 135 rental transactions. Current rental yield sits at approximately 3.0%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 28.7% (from $950 to $1,223 psf).
Neighbourhood Comparison
The most relevant comparison is with District 18’s newer large-scale developments. Treasure at Tampines ($1,585 PSF, 99-year leasehold, 2,203 units) is the mega-development benchmark — newer finishings, a massive facilities deck with over 100 amenities, and Simei MRT within walking distance. But Treasure’s PSF premium of roughly 36% over Modena buys you a smaller unit in a development with nearly ten times the density. The crowds at Treasure’s pool on a Sunday afternoon tell a story that marketing brochures cannot. Parktown Residence ($2,368 PSF, 99-year from 2023, 1,193 units) represents the newest entrant — more than double Modena’s PSF with fresh finishings and modern facilities, but the absolute quantum puts even a two-bedroom beyond what a three-bedroom at Modena costs.
Among closer competitors, Tenet ($1,386 PSF, 99-year from 2021, 618 units) offers a more modern product at a moderate premium, while Pasir Ris 8 ($1,678 PSF, 99-year from 2021, 487 units) provides the integrated development experience with a mall and MRT station within the same complex. Both are newer and carry higher PSF, but neither matches Modena’s combination of low density, generous unit sizing, and the sheer proximity of being 180 metres from an MRT station. Aurelle of Tampines ($1,769 PSF, 99-year from 2024, 760 units) is the latest addition to the district’s competitive set, commanding a significant premium for new-launch freshness.
The value lens reveals Modena’s real niche: it is the affordable, low-density, spacious-layout option for buyers who want genuine MRT-adjacent living in the east without paying new-launch premiums. At $1,166 PSF, buyers get three-bedroom units above 1,300 sqft — a combination of space and price that has essentially disappeared from the new-launch market in District 18. The trade-off is age, lease position, and basic facilities. For buyers who can accept those compromises and who value square footage and location over novelty, Modena occupies a pricing sweet spot that the district’s newer developments have vacated.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MODENA | 99 yrs lease commencing from 1997 | 2002 | 230 | $1,160 |
| TREASURE AT TAMPINES | 99-year leasehold | 2023 | 2,203 | $1,588 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 2025 | 1,193 | $2,367 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 2025 | 760 | $1,769 |
| TENET | 99 yrs lease commencing from 2021 | 2022 | 618 | $1,386 |
| RIVELLE TAMPINES | 99 years leasehold | — | — | $1,933 |
Lease Decay Analysis
The 99-year lease runs from 1997, meaning approximately 29 years have already been consumed. Roughly 70 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~70 years | Full bank financing available |
| 2027 | ~69 years | CPF usage still unrestricted for most buyers |
| 2036 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2056 | ~39 years | Significant financing restrictions for next buyer |
| 2096 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~60 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates MODENA across multiple dimensions.
What Residents Say
“I’ve lived at Modena for 21 years. The biggest selling point is being located right across Eastpoint Mall and Simei MRT Station. You can’t beat the convenience.”
— Long-term resident via Stacked Homes
“The house floor layout is well designed with no corridor space between rooms wasted. However, bedrooms are horrendously tiny to give more space to living and dining rooms.”
— Owner review via PropertyGuru
“The pool is very nice but something was always not working — lift, water fountain, jacuzzi. Conservancy charges are $470/month for the 4-bedder, which is almost a hundred more than places like Savannah and Simei Green.”
— Resident feedback via 99.co
“Quiet, residential-dense neighbourhood. The 4-bedder is nice while others are cramped. The whole place is very well maintained and doesn’t look like an older project.”
— Owner review via EdgeProp
The pattern across resident reviews is remarkably consistent and tells a coherent story about Modena’s strengths and limitations. Location and convenience are universally praised — the MRT proximity, Eastpoint Mall access, and quiet Simei neighbourhood generate genuine enthusiasm from long-term owners. Maintenance of the grounds and common areas draws positive marks, with multiple residents noting the development looks better than its age would suggest. The criticisms cluster around two themes: the disproportionate conservancy charges relative to the facilities offered, and intermittent breakdowns of amenities like lifts and the jacuzzi. Layout opinions split predictably by unit type — four-bedroom owners are satisfied, while those in smaller configurations find bedrooms uncomfortably tight. The overall picture is of a development that over-delivers on location and under-delivers on the finer details of facilities management.
Strengths & Weaknesses
- Exceptional MRT proximity — Simei station just 180m away, under 2-minute walk
- Eastpoint Mall directly across the road for daily groceries, dining, and services
- Low density at 230 units — genuinely quiet and uncrowded communal spaces
- Generous unit sizes: 3-bedrooms from 1,345 sqft, 4-bedrooms from 1,647 sqft
- Efficient layouts with minimal corridor wastage — maximises usable living space
- Affordable PSF at $1,166 — accessible quantum for family-sized units in the east
- Well-maintained grounds despite 24-year age — doesn't look like an older project
- Strong school catchment: Changkat Primary 570m, Angsana Primary 660m
- Changi General Hospital 800m away — peace of mind for families with elderly
- Upper Changi MRT 740m provides a second station within walking distance
- Lease approximately 70 years remaining — drops below 60yr threshold in ~10 years, limiting loan tenure
- Conservancy charges at ~$470/month for 4-bed are high relative to facilities offered
- Facilities intermittently break down — lifts, jacuzzi, water fountain flagged by residents
- Gym is basic — not equipped for serious fitness, external membership likely needed
- Walkway within development not fully sheltered — residents get wet walking to MRT in rain
- Clubhouse function room too small for hosting events or gatherings
- Bedrooms in smaller unit types are compact — living/dining prioritised over private rooms
- Development is 24 years old — individual units likely need renovation for kitchens and bathrooms
- No standout views — suburban low-rise outlook, no sea or skyline panoramas
Verdict
Modena is not a glamorous development. It does not have a famous architect, a branded developer, or the kind of facilities deck that fills marketing brochures. What it has is something more practically valuable: a location that delivers daily convenience at a price point that remains accessible in an increasingly expensive Singapore property market. At $1,166 PSF and a median transaction price of $1,660,000, Modena offers genuine living space — three-bedroom units above 1,300 sqft, four-bedrooms above 1,600 sqft — at a quantum that many new-launch two-bedrooms in the same district now exceed.
The honest weaknesses deserve clear acknowledgement. The lease has approximately 70 years remaining, which means it drops below the critical 60-year threshold in about a decade — at which point maximum loan tenure caps at 30 years and financing becomes progressively more restrictive. The 3.04% gross yield is middling, neither strong enough to excite investors nor weak enough to deter owner-occupiers. Conservancy charges are higher than neighbours with comparable or better facilities. And the development is now 24 years old: while the grounds are well-maintained, individual units will need renovation investment, particularly kitchens and bathrooms that have seen two decades of use.
Where Modena genuinely excels is in the daily living equation. The 180-metre walk to Simei MRT, the immediate access to Eastpoint Mall, the proximity to schools, a hospital, and hawker food — these are not brochure talking points but daily realities that a 21-year resident has publicly documented as genuinely valuable. The PSF trend — climbing from $986 to $1,223 over recent years — suggests the market continues to recognise these fundamentals. For owner-occupiers who value convenience and space over prestige, and who plan to hold for at least the next decade before lease decay concerns intensify, Modena remains one of Simei’s most pragmatic residential choices.