TROPICAL SPRING is a 99 yrs lease commencing from 1997 development along SIMEI STREET 4 in District 18 (Tampines / Pasir Ris), part of the OCR segment of Singapore's private residential market. The project comprises 242 units and is an established secondary-market project.
This profile draws on 50 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 18 (Tampines / Pasir Ris), the immediate context for TROPICAL SPRING is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 50 sales and 157 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the TROPICAL SPRING dashboard.
- Average sale price: $1,462,243 across 50 transactions
- Estimated gross rental yield: 3.3%
- District 18 PSF ranking: Mid-range (top 74%)
- 99 yrs lease commencing from 1997 · OCR · D18 · 242 units
About TROPICAL SPRING
TROPICAL SPRING is a 99 yrs lease commencing from 1997 condominium, located at SIMEI STREET 4 in District 18 (Tampines, Pasir Ris) (Outside Central Region), comprising 242 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at TROPICAL SPRING:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 19 | $1,070 psf | $1,312,257 |
| 4 BR | 29 | $1,053 psf | $1,520,254 |
| 5+ BR | 2 | $832 psf | $2,045,944 |
Sales Market Overview
TROPICAL SPRING has recorded 50 sale transactions with an average transaction price of $1,462,243, ranging from $980,000 to $2,291,888.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 10 | $895 psf | $1,372,969 | — |
| 2022 | 11 | $954 psf | $1,270,636 | ↑ 6.5% |
| 2023 | 11 | $1,058 psf | $1,433,273 | ↑ 10.9% |
| 2024 | 5 | $1,151 psf | $1,591,355 | ↑ 8.8% |
| 2025 | 11 | $1,199 psf | $1,691,982 | ↑ 4.2% |
| 2026 | 2 | $1,263 psf | $1,535,444 | ↑ 5.3% |
TROPICAL SPRING ranks in the top 74% of condos in District 18 by average PSF.
Compared to the OCR average of $1,550 psf, TROPICAL SPRING trades 32.2% below the segment benchmark.
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Rental Market Overview
TROPICAL SPRING has recorded 157 rental transactions with monthly rents averaging $4,021/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 45 | $3,727/mo | $700/mo | $4,800/mo |
| 3 BR | 112 | $4,139/mo | $3,050/mo | $5,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 30 | $3,277/mo |
| 2022 | 34 | $3,646/mo |
| 2023 | 27 | $4,491/mo |
| 2024 | 25 | $4,312/mo |
| 2025 | 25 | $4,348/mo |
| 2026 | 16 | $4,453/mo |
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Investment Analysis
Based on average rents and sale prices, TROPICAL SPRING delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 18
Side-by-side comparison against the most actively traded condos in District 18 (Tampines, Pasir Ris):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| TREASURE AT TAMPINES | 99-year leasehold | 2203 | $1,589 psf | 1178 |
| PARKTOWN RESIDENCE | 99 yrs lease commencing from 2023 | 1193 | $2,367 psf | 1164 |
| AURELLE OF TAMPINES | 99 yrs lease commencing from 2024 | 760 | $1,769 psf | 760 |
| TENET | 99 yrs lease commencing from 2021 | 618 | $1,386 psf | 618 |
| RIVELLE TAMPINES | 99 years leasehold | — | $1,933 psf | 571 |
Location Map
Map shows TROPICAL SPRING (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- TROPICAL SPRING
- Simei MRT
- Upper Changi MRT
- Expo MRT
- Expo MRT
- Changkat Primary School
- Park View Primary School
- Angsana Primary School
Nearby MRT Stations
TROPICAL SPRING is 280m from Simei MRT (East-West Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Simei | EW3 | East-West Line | 280m |
| Upper Changi | DT34 | Downtown Line | 690m |
| Expo | CG1 | East-West Line | 1.0 km |
| Expo | DT35 | Downtown Line | 1.0 km |
Nearby Schools
There are 14 schools within 2 km of TROPICAL SPRING, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Changkat Primary School | Primary | 690m |
| Park View Primary School | Primary | 710m |
| Angsana Primary School | Primary | 810m |
| Singapore University of Technology and Design | Tertiary | 940m |
| Springfield Secondary School | Secondary | 1.0 km |
| Chongzheng Primary School | Primary | 1.4 km |
| Ping Yi Secondary School | Secondary | 1.5 km |
| United World College of South East Asia (East) | International | 1.6 km |
| Fengshan Primary School | Primary | 1.7 km |
| North London Collegiate School Singapore | International | 1.7 km |
| Casuarina Primary School | Primary | 1.8 km |
| Poi Ching School | Primary | 1.8 km |
Genuine walk-to-MRT access. Simei sits about 0.28km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Established price discovery. 50 transactions in URA (TTM avg $1,206 psf, median sale $1,500,000) gives a deep enough sample to underwrite the project without guessing. Buyers can triangulate fair-value with confidence from per-bedroom, per-stack, per-floor comparables.
Solid facilities scale. 242 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Changkat Primary School sits about 0.69km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ⚠️ Rental investor (yield-focused): Adequate price discovery; verify per-bedroom net yield manually
- ✅ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: TROPICAL SPRING benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 50 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for TROPICAL SPRING?
What is the rental yield for TROPICAL SPRING?
Is TROPICAL SPRING freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 50 transactions analysed
- Rental data: 157 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for TROPICAL SPRING
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,781 condo transactions recorded in District 18 over the last 12 months, 60% resale, 38% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 18 reads 132.1 as of June 2026 — down 4.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 18 could add roughly 560 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Tampines Street 94 (EC) | — | ~560 | Confirmed | Available |
HDB Alternatives Nearby
Weighing TROPICAL SPRING against staying public? These HDB towns sit within walking or short-drive distance: