Tropicana Condominium
Upper Changi MRT (DT34) is 73 metres from the Tropicana Condominium lobby — a fact that most buyers in District 16 would pay a meaningful PSF premium for, and yet Tropicana clears roughly 20% below the district’s median PSF (as of 2026-04). That gap is the central question this review tries to answer honestly: is it a discount for real reasons, or a market inefficiency that patient buyers have consistently underpriced? The 40-unit development at 2 Jalan Tiga Ratus sits on a 999-year lease commencing 1885, which means the tenure is functionally perpetual for every practical holding horizon — 858 years remain as of 2026. The nearest comparable amenity story in the D16 corridor is Bayshore, where the Thomson-East Coast Line is now reshaping the demand ceiling. Tropicana sits outside the Bayshore marketing halo, in a quieter pocket of Upper East Coast, and that positioning — not the fundamentals — is what has kept its PSF subdued. This review walks through the structural case, the honest risks, and which buyer profiles the arithmetic actually works for.
Overview & Key Facts
Tropicana Condominium is a genuinely unusual proposition in the Singapore market: a 40-unit 999-year leasehold boutique sitting virtually at the doorstep of Upper Changi MRT, with Singapore University of Technology and Design (SUTD) a three-minute walk away. Completed in 1994 and occupying a single block on a 4,951 sqm site at 2 Jalan Tiga Ratus, the development belongs to a near-extinct category — the small, quasi-freehold condo in a transit-rich eastern pocket that the market has only recently begun to re-price upward as the Upper Changi / Tanah Merah corridor gentrifies around it.
The 999-year lease, commenced from the 1880s, leaves an effective balance of roughly 859 years remaining — which for all practical valuation, financing, and estate-planning purposes is indistinguishable from freehold. This structural title advantage is the single most important thing to understand about Tropicana Condominium: at a current 12-month average of approximately S$1,218 psf, it trades at a 42% discount to nearby 99-year leasehold Sceneca Residence (S$2,084 psf, TOP 2026) and a ~52% discount to Pinery Residences (S$2,550 psf) — despite holding a fundamentally better title. In a submarket where every new launch is 99-year leasehold, Tropicana’s quasi-freehold title is not discounted appropriately by the market.
The ShiokNest composite score of 44/100 reflects the building’s honest profile — 1990s-vintage facilities, a modest 2.69% gross yield, and a 40-unit boutique scale that limits liquidity. But those headline numbers miss the underlying signal: the profitability score of 79 flags this as one of the strongest historical-return condos in our dataset, and the PSF trend — S$914 to S$1,061 to S$1,203 to S$1,137 to S$1,218 — confirms a structural re-rating driven by the Upper Changi MRT opening, SUTD’s maturation, and the forthcoming Cross Island Line interchange at Expo. For the buyer who values title, transit, and pricing asymmetry over resort-scale amenity, Tropicana is one of the last genuinely undervalued entries in District 16.
Location & Connectivity
Tropicana Condominium’s address at 2 Jalan Tiga Ratus delivers what is, by any objective measure, one of the best MRT proximities in the Singapore private condo market. Upper Changi MRT (DT34, Downtown Line) is approximately 0.07 km from the development — a one-minute walk that effectively places residents at the station exit. This is not the commonly cited “near MRT” marketing figure; it is genuine doorstep access, the kind typically available only in central Orchard or Tanjong Pagar high-rises. Expo MRT (DT35 / CG1) lies 0.73 km away — and crucially, Expo is a future interchange on the Cross Island Line (CRL), which when operational will transform Tropicana’s catchment from a single-line connection into a multi-line nexus. Simei MRT (EW3, East-West Line) is 0.84 km away, providing a direct second-line option without transfer.
The CRL infrastructure uplift is the most important forward-looking factor in this location. When complete, the CRL will connect Expo/Changi to Pasir Ris, Hougang, Ang Mo Kio, Bukit Timah, Clementi, and Jurong — a transformative east-west spine that does not currently exist. Tropicana residents will have that network at an 0.73 km walk, with Upper Changi DTL doorstep access as the primary daily line. Few 99-year leasehold projects in the submarket — let alone quasi-freehold ones at S$1,218 psf — offer this transit envelope.
For drivers, the Pan Island Expressway (PIE) is accessible within three minutes via Upper Changi Road East, and the ECP/East Coast Parkway is reachable in five minutes for rapid CBD or airport connection. Changi Airport is approximately 10 minutes by car — a commute envelope that directly supports the expatriate and aviation-sector tenant pool.
Daily amenity access is strong. Changi City Point is 0.84 km (a walkable 10 minutes or a single MRT stop), offering supermarket, F&B, cinema, and a large outlet-retail tenant mix. Eastpoint Mall at Simei is 0.87 km and serves everyday NTUC, pharmacy, and enrichment needs. Tampines Mart (1.41 km) and Tampines Regional Centre (further out via one MRT stop) provide mid-scale retail density. Bedok 85 hawker centre and the broader Bedok F&B belt are a short drive or two MRT stops away.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Singapore University of Technology and Design | tertiary | Within 1 km |
| Park View Primary School | primary | Within 1 km |
| Angsana Primary School | primary | ~1.1 km |
| North London Collegiate School Singapore | international | ~1.2 km |
| Changkat Primary School | primary | ~1.2 km |
| Springfield Secondary School | secondary | ~1.4 km |
| United World College of South East Asia (East) | international | ~1.4 km |
| Chongzheng Primary School | primary | ~1.5 km |
Facilities
Tropicana Condominium’s facilities package is appropriately scaled for its 40-unit, 1994-vintage profile — functional and complete for daily use, but clearly not designed to compete with the resort-style amenity decks of 2020s new launches. The development offers a lap pool, children’s pool, Jacuzzi, poolside trellis, gymnasium, tennis court, function room, fitness/exercise corner, jogging path, BBQ pits, covered car park, and 24-hour security. For a single-block 40-unit development, the tennis court is a particular standout — boutique condos at this scale often omit it for parking or landscaping, and its presence reflects the more generous land allocation typical of 1990s-era developments.
The practical upside of the 40-unit scale is facility availability. A single lap pool serving forty households is effectively uncrowded at any hour — residents routinely report having the pool or tennis court entirely to themselves outside of weekend peaks. The same cannot be said of 500-unit or 800-unit new launches, where pool-lane competition and gym waiting queues are endemic. For households that actually use the facilities daily, the 40-unit ratio is a material lifestyle advantage.
The trade-offs are equally honest. The gymnasium is sized for the building (a few cardio machines and a functional weight area) rather than commercial-grade. There is no clubhouse, concierge, or function-grade event space — security is standard guardhouse rather than full-service reception. Common-area finishes reflect 1994 construction standards: tiled corridors, straightforward landscaping, and a pragmatic rather than architectural aesthetic. Buyers comparing Tropicana to Sceneca Residence or The Bayshore should understand that ~S$800–1,000 psf of the price differential between those developments and Tropicana pays for exactly this sort of modern amenity and finish uplift — whether that trade is worth it depends on how much the buyer actually values resort-scale facilities versus structural title and genuine MRT-doorstep access.
“The pool is always free. I can’t remember a time I couldn’t just walk in and swim. For 40 units, the tennis court alone is unusual — most boutiques this size skip it. Everything else is basic but it works.”
— Resident review, 99.co
Pricing & Market Position
Based on 9 recorded transactions, sale prices range from $1,388,888 to $2,150,000, averaging $1,790,765.
Rents range from $2,900 to $5,700 per month across 15 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 33.3% (from $914 to $1,218 psf).
Neighbourhood Comparison
Tropicana Condominium’s comparison set in the Upper Changi / Tanah Merah / Bedok South corridor clarifies the pricing asymmetry in stark terms. Sceneca Residence (268 units, 99-year from 2021, approximately S$2,084 psf, TOP 2026) is the direct newer peer — located within walking distance of Tanah Merah MRT with a full modern amenity package. Against it, Tropicana offers a 42% psf discount (S$1,218 vs S$2,084) and a structurally superior title (999-year / effective freehold versus 99-year leasehold). A 1,500 sqft three-bedroom unit at Tropicana transacts around S$1,850,000; the equivalent at Sceneca would cost approximately S$3,126,000 on a lease that already has three years of decay behind it. The lease-adjusted comparison over a 15–20 year holding window is not close.
Pinery Residences (99-year, ~S$2,550 psf) represents the upper end of the new-launch leasehold market in the submarket — premium positioning, modern facilities, developer warranty. It trades at more than twice the psf of Tropicana. The Bayshore (99-year, S$1,229 psf) is the closest psf-comparable, but as a 99-year leasehold (with a portion of the lease already consumed) it does not match Tropicana’s quasi-freehold title advantage at similar pricing. The Glades (99-year from 2013, S$1,610 psf) and Eco (99-year from 2012, S$1,443 psf) both trade at 30–45% premiums to Tropicana despite inferior title tenure.
The market’s pricing logic here is straightforward but flawed: newer buildings with flashier facilities are getting priced at a premium, and older buildings are being discounted for their vintage — but the title quality is not being properly reflected in either direction. Stacked Homes’ freehold vs leasehold analysis models how this mis-pricing compounds over typical holding periods. Tropicana Condominium is the quasi-freehold structural play for buyers who understand that a 999-year lease at S$1,218 psf is a meaningfully different asset than a 99-year lease at S$2,084 psf, regardless of how new the facilities are.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| TROPICANA CONDOMINIUM | 999 yrs lease commencing from 1885 | — | 40 | — |
| PINERY RESIDENCES | 99 years leasehold | — | — | $2,550 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 2023 | 268 | $2,084 |
| THE BAYSHORE | 99-year leasehold | 1996 | 1,038 | $1,229 |
| THE GLADES | 99 yrs lease commencing from 2013 | 2017 | 726 | $1,610 |
| ECO | 99 yrs lease commencing from 2012 | 2017 | 714 | $1,443 |
ShiokNest Scores
Our proprietary scoring system evaluates TROPICANA CONDOMINIUM across multiple dimensions.
What Residents Say
“The MRT is basically at my doorstep — I walk out the gate and I’m at Upper Changi station in under a minute. I used to live further east and the commute was a nightmare; this place cut my CBD door-to-door to 35 minutes on the Downtown Line.”
— Resident review via 99.co
“We bought here because of the 999-year lease and the MRT. The unit size is very generous by today’s standards — our 3-bedroom is close to 1,500 sqft, and you simply can’t get that in anything new for under S$3 million in this district. The pool and tennis court are uncrowded because there are only 40 units.”
— Resident review via PropertyGuru
“The attractiveness of this condominium has increased substantially after Upper Changi MRT station was built — it’s literally just a stone’s throw from the gate. The area around SUTD and Changi Business Park has also improved a lot. It’s an older development but the location is genuinely one of the best for the price.”
— Resident review via EdgeProp
The consistent signal across resident accounts is the Upper Changi MRT adjacency — this is the single feature that dominates lived experience at Tropicana Condominium. Residents who purchased before the MRT opening describe a material lifestyle uplift post-station; those who moved in after the opening cite it as the primary reason for their purchase decision. Secondary themes are the generous 1990s unit sizing (materially larger than current new-launch equivalents), the 999-year lease providing effective freehold security, and the low-density 40-unit scale. The main friction point consistently noted is the 1994 vintage of fittings and fixtures in un-renovated units, which most residents treat as a renovation project rather than a deal-breaker.
- Doorstep MRT access at Upper Changi (DT34) — 73 metres. Very few condominiums anywhere in Singapore can claim a sub-100m walk to an operational MRT station. Upper Changi (DT34) on the Downtown Line gives residents a one-seat ride to Expo (DT35/CG1), Tampines (DT32), Bedok (DT26), and the CBD via Bugis (DT14) without transfer. The EWL interchange at Expo adds further flexibility (as of 2026-04). Transit accessibility of this calibre commands a sustained premium in every Singaporean property cycle — verify your own commute time with the commute-time map. The combination of Upper Changi DTL + Expo EWL redundancy is rarely matched at this quanta.
- 999-year leasehold from 1885 — functionally perpetual tenure. With 858 years remaining on the lease (as of 2026-04), Tropicana carries no meaningful lease-decay risk for any buyer transacting today. The CPF Ordinary Account can be applied without the haircut thresholds that apply to 99-year stock below 60 years remaining; financing is fully accessible; and downstream resale buyers will not face the bank-valuation discounting that accelerates on shorter-lease properties past the 65-year mark. Compare this against the wave of 99-year East Coast condos whose leases are now in the 50–65 year band — run the contrast through the lease decay calculator and the holding-period math diverges sharply past year 20. For generational buyers, the 999LH premium effectively works like freehold without the title-fee premium.
- 40-unit boutique at a price point 20% below the D16 district median PSF. The latest D16 median PSF stands near S$1,494 (as of 2026-04); Tropicana’s recent transactions have cleared at S$1,060–S$1,218 psf. That gap is not explained by poor fundamentals — the MRT proximity alone benchmarks against developments trading S$1,600+ psf in the DTL corridor. The discount is a combination of low transaction velocity (boutique 40 units, so few print events per year), age profile (completed 1994, 31 years old), and the perception that Upper East Coast is “not Bayshore.” Each of these is a soft constraint, not a structural one. Anchor the wider D16 pricing landscape with the District 16 property analytics page and the price heatmap before assuming the discount is permanent.
- EN-BLOC optionality is non-trivial at 40 units. A 40-unit development achieves the 80% consent threshold with just 32 agreeing owners — far simpler to coordinate than a 600-unit mega-development (as of 2026-04). The 999LH tenure from 1885 means an incoming developer can acquire and re-develop on a quasi-freehold basis, which improves bid viability. Plot ratio under URA Master Plan 2019 for Jalan Tiga Ratus sits at residential high-density, and the site is eligible for redevelopment. Per property industry analysis, sub-50-unit 999LH sites in established East Coast addresses are consistently on en-bloc shortlists. Verify current URA planning parameters with the Master Plan map. This is upside optionality rather than a base case, but the math is cleaner than most buyers assume.
- Comprehensive facilities for a 40-unit development. Lap pool, Jacuzzi, children’s pool, tennis court, gymnasium, function room, jogging path, and 24-hour security — a facility set that comfortably exceeds what most boutique developments of similar size can sustain (as of 2026-04). The manageable 40-unit MCST means per-unit maintenance contributions are higher in absolute terms, but the common areas have fewer competing users and the resident community is tight-knit. Per 99.co’s Tropicana Condominium listing page and EdgeProp’s project profile, current residents consistently highlight responsive MCST management and the proximity to Upper Changi MRT as the two strongest purchase drivers.
- Thomson-East Coast Line corridor upside via Bayshore (TE29) and Bedok South (TE30) stations. Tropicana sits within the D16 district that is being fundamentally repriced by the TEL rollout (as of 2026-04). The Bayshore precinct — anchored by Bayshore MRT (TE29) and a new integrated residential-commercial hub — is driving up the demand ceiling for the entire Upper East Coast address. While Tropicana’s primary station is Upper Changi DTL rather than the TEL stations, the district-wide uplift from the TEL is already compressing the PSF gap between Upper East Coast addresses and the prime East Coast median. Read the dedicated Bayshore waterfront guide for the full TEL impact analysis, and the Thomson-East Coast Line investment guide for the macro corridor picture.
- East Coast Park and lifestyle corridor within cycling or driving distance. Changi Beach Park, East Coast Park, and the Bedok Marketplace/Simpang Bedok F&B belt are all accessible within 5–10 minutes by car or bicycle (as of 2026-04). The neighbourhood is established rather than gentrifying — the schools, parks, hawker centres, and sports facilities are operational now, not promised on a development timeline. Families with school-age children benefit from the broader East Coast catchment; international school proximity (Nexus, UWCSEA) is an added draw for expatriate tenants.
- 31-year-old development — entering the high-MCST-capex decade. A 1994-completed building now sits squarely in the 25–35 year band where capital expenditure clusters: facade resealing, lift replacement, water-tank renewal, electrical riser upgrades, and waterproofing of pool decks and carpark podium (as of 2026-04). Sinking-fund adequacy is the single most critical due-diligence item before signing an OTP. Request the last two years of MCST AGM minutes, the current sinking-fund balance, and any outstanding BCA/STB notices. A boutique 40-unit MCST spread across a relatively small balance sheet has less capacity to absorb a large unplanned capex event than a 500-unit development. Read the sinking fund guide and the MCST fee due-diligence checklist before making an offer.
- Low transaction velocity makes price discovery difficult. Nine transactions across 2020–2025 means valuation prints are infrequent and individual sales can swing psf materially (as of 2026-04). The S$913 psf average in 2021 versus S$1,218 psf in 2025 reflects both genuine market appreciation and the statistical noise of a thin sample. For buyers, this cuts both ways: you may find a motivated seller who accepts below the “true” value if comparable evidence is thin; but if you’re selling, you are also dependent on one or two buyers showing up in your window. Model a 6–9 month exit timeline rather than 3–4 months. Use the property comparison hub to benchmark recent D16 transacted PSF before anchoring on any single Tropicana print.
- 3.0% gross rental yield is modest for an OCR address. Estimated gross yield based on current asking rents versus prevailing transaction PSF is around 3.0% (as of 2026-04). That is competitive relative to the D16 median but sits well below the 4%+ yields achievable on newer leasehold OCR stock in D18/D19/D27. For yield-first investors the case is marginal; Tropicana’s strongest pitch is the tenure-and-location story, not income maximisation. Verify the yield arithmetic against the rental yield map and stress-test the holding case with the cash flow calculator at 2.5% SORA-based rates (as of 2026-04). Note that MAS Notice 645 (TDSR rules) applies to all mortgage assessments and caps the loan ceiling at 55% of gross monthly income across all debt obligations.
- No direct TEL station — the Bayshore premium does not fully translate. Tropicana’s primary transit is Upper Changi DTL, not the Thomson-East Coast Line stations that are driving the Bayshore premium repricing narrative (as of 2026-04). Buyers seeking to ride the specific Bayshore MRT (TE29) uplift should look at the Bayshore precinct developments directly. Tropicana benefits from the district-wide TEL halo but is not the primary beneficiary. The 99-year leasehold guide covers how station-proximity depreciation curves work over holding periods, which is instructive even though Tropicana is 999LH.
- Competing Bayshore new-launch supply is entering the market. The Bayshore precinct master plan released by HDB and URA covers significant new private residential supply on Bayshore Road (as of 2026-04). New launches in the S$1,600–S$2,000+ psf band will raise the quality bar for D16 resale buyers while simultaneously expanding choice. Tropicana’s 40-unit boutique and 31-year-old facilities will need to compete on price and MRT proximity alone against new-launch stock with fresh warranties, new-build interiors, and developer financing terms. Factor this competing supply dynamic into any capital-appreciation thesis using the ROI calculator. The full stamp-duty cost for upgraders — including BSD and any applicable ABSD on second properties — is detailed in the IRAS Buyer’s Stamp Duty schedule and should be factored into total acquisition cost before any comparison against new-launch alternatives (as of 2026-04).
[
{
"persona": "HDB upgrader from Bedok/Tampines seeking first private home near MRT",
"fit_color": "green",
"reason": "The sub-100m walk to Upper Changi MRT and the 20% PSF discount to D16 median creates the most accessible private-ownership entry point in the immediate corridor (as of 2026-04). At typical 3-bedroom quanta of S$1.8m-S$2.1m, an upgrader household with a fully-paid or near-fully-paid HDB can execute the move without excessive cash outlay. The 999LH tenure removes the lease-decay anxiety that shadows similar-vintage 99LH peer developments."
},
{
"persona": "Long-horizon owner-occupier family seeking tenure security and lifestyle quality",
"fit_color": "green",
"reason": "With 858 years remaining on the lease, 999LH from 1885 is effectively perpetual for any multi-generational hold (as of 2026-04). Combined with doorstep DTL access, East Coast Park cycling proximity, and the Bedok/Changi/UWCSEA school belt, Tropicana is a credible long-hold lifestyle base. The boutique 40-unit community atmosphere is a genuine selling point for families who prefer quieter residential environments over large-complex anonymity."
},
{
"persona": "Expatriate professional seeking DTL commute to CBD or Changi employment cluster",
"fit_color": "green",
"reason": "The Upper Changi (DT34) to Bugis one-seat ride (no transfer) and the Expo (DT35/CG1) EWL interchange option make Tropicana one of the most transit-connected addresses in D16 for CBD commuters (as of 2026-04). Changi Business Park and the Airport logistics cluster are even closer. Expat tenants drawn by UWCSEA East or Nexus International School further support the rental demand base."
},
{
"persona": "Yield-first investor targeting 4%+ gross rental return",
"fit_color": "red",
"reason": "A 3.0% gross yield estimate does not clear a yield-first mandate (as of 2026-04). The 999LH tenure and DTL proximity support capital preservation rather than income maximisation. Investors seeking 4%+ gross yield in D16 will find better vehicles in newer leasehold stock with higher absolute rental bands or in OCR D18/D19 where entry quanta is lower relative to achievable rents."
},
{
"persona": "Investor benchmarking against Bayshore new-launch condos at S$1,600-S$2,000 psf",
"fit_color": "amber",
"reason": "Tropicana at S$1,060-S$1,218 psf offers a 20-35% PSF entry discount to incoming Bayshore new-launch supply, with better-established MRT connectivity (DTL operational today vs TEL at Bayshore) and 999LH tenure (as of 2026-04). The risk is that new-launch supply sets a fresh D16 quality benchmark that a 31-year-old development cannot match on facilities or interior finishes. The en-bloc optionality case is more interesting here than straight capital-appreciation arbitrage."
},
{
"persona": "Foreigner subject to 60% ABSD seeking a Singapore residential investment",
"fit_color": "red",
"reason": "At a 3.0% gross yield and quanta of S$1.8m-S$2.1m, the 60% ABSD on foreign residential purchases (as of 2026-04) cannot be amortised over any realistic 5-7 year holding period. The tenure and MRT story do not overcome the ABSD math at this price point. Foreign capital at this budget is better deployed via commercial real estate (no ABSD) or higher-yield residential in specific gateway sub-markets."
}
]
Tropicana Condominium occupies an unusual niche in the D16 market: a genuinely boutique 40-unit development with doorstep MRT access, a functionally perpetual 999-year lease, and a transaction PSF that sits 20% below the district median — not because the fundamentals are weak but because thin transaction volume keeps it off most buyers’ active radar (as of 2026-04). That gap is the opportunity for buyers who do their homework, and the risk for buyers who assume the discount is permanent protection against further new-launch supply competition. The ownership case is clearest for long-horizon owner-occupiers: the 858 years remaining on the 1885 lease mean no CPF withdrawal restrictions, no downstream bank-valuation haircut, no lease-decay conversation with future buyers — a clean structural position that a growing cohort of D16 condominiums in the 40–65 year remaining lease band cannot match. Add the DTL connectivity to the CBD and Changi, the East Coast Park lifestyle corridor, and the Bayshore-TEL district uplift working in the background, and the address fundamentals are more durable than the current PSF implies.
The risks are real but manageable with proper due diligence: the 31-year-old building needs a sinking-fund audit before any offer; the thin transaction history makes exit timing harder to control than on a 200+ unit development; and the 3.0% gross yield is not a primary draw. The en-bloc angle is a bonus, not a base case — but the 40-unit coordination math makes Tropicana a more credible en-bloc candidate than most boutique developments of its age, and the 999LH site title improves developer bid viability meaningfully. Use the mortgage calculator to size your loan ceiling, run the full acquisition cost through the stamp duty calculator, verify tenure impact through the lease decay calculator, and benchmark against comparable D16 stock via the property comparison hub. For the right buyer — an upgrader or owner-occupier who values tenure permanence, MRT convenience, and boutique scale over facilities breadth or brand-name developer cachet — Tropicana at current pricing offers a sensible, underhyped entry into one of Singapore’s most transport-rich East Coast addresses.
Sources & References
Frequently Asked Questions
How far is Tropicana Condominium from Upper Changi MRT?
Is Tropicana Condominium freehold?
What is the current PSF for Tropicana Condominium?
How does Tropicana compare to Sceneca Residence and Pinery Residences?
What schools are near Tropicana Condominium?
Why is the ShiokNest composite score 44 but the Profitability score 79?
What facilities does Tropicana Condominium offer?
What are typical unit sizes at Tropicana Condominium?
What is the rental yield and what rental income can I expect?
Estimated gross rental yield at Tropicana is approximately 3.0% based on current rental asking prices relative to prevailing transaction PSF (as of 2026-04). Three-bedroom units in the Upper East Coast / Changi corridor typically achieve S$4,500–S$5,500 per month in the current rental market. Against a S$1.9m–S$2.1m acquisition cost, this implies annual gross rental income of approximately S$54,000–S$66,000, or a gross yield in the 2.8%–3.3% range depending on entry price and achieved rent. Compare against the district benchmark on the rental yield map.