The Tropica
The Tropica is a condominium in District 18 (Tampines / Pasir Ris), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,309 psf from 11 sales.
At a glance
- District
- District 18 (Tampines / Pasir Ris)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 1996, about 69 years left
- Completed
- 2000, about 26 years old
What the prices say
The median home in The Tropica sold for S$1,650,000: the middle of 11 sales in the 12 months to August 2026.
That is a little below the middle condo project in District 18 (Tampines / Pasir Ris), which sold at S$1,407 psf across 41 projects: about 7% lower. By price per square foot it ranks 26th of the 40 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$905 psf in 2021 (19 sales) and S$1,295 psf in 2025 (10 sales), up about 43%.
Higher floors sold for more here: floors 11 to 15 at S$1,333 psf against S$1,283 psf on floors 1 to 5, about 4% more per square foot (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$1,281 psf and 1,200 to 1,499 sq ft at S$1,296 psf. Price per square foot was similar across sizes.
Against similar projects in the district
This project and the three others in District 18 (Tampines / Pasir Ris) whose median over the last 12 months is closest to The Tropica's S$1,309 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,320 psf, about the same as The Tropica (within 1%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| The Tropica | S$1,309 psf | 11 |
| Sea Horizon | S$1,304 psf | 34 |
| Ris Grandeur | S$1,320 psf | 10 |
| Livia | S$1,329 psf | 35 |
What sells here
11 homes sold in the last 12 months, up from 9 in the 12 months before.
The most common size was 1,200 to 1,499 sq ft, with 11 of the 20 sales in the last 24 months, close to half.
None of the 20 sales in the last 24 months were first sales of new units: all 20 were resales.
The first new sale in our records was in October 1997.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,200 a month (31 contracts). The district's median across every contract was S$3,600, so rents here ran well above it: about 17% higher.
Over the 24 months the median rent was S$4,300 (66 contracts), about the same as the latest 12 months, within 3%.
By bedrooms: 2 bedrooms S$3,600 (9) and 3 bedrooms S$4,400 (19). The figure in brackets is the number of contracts.
Setting rent against price for 1,200 to 1,499 sq ft homes (21 rentals and 6 resale or sub-sale transactions) gives a gross yield estimate of 3.2%: a median rent of S$4,400 a month against a median price of S$1,635,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
10 other projects in District 18 (Tampines / Pasir Ris) were completed within 5 years of The Tropica and have a price. Their middle price was S$1,155 psf, so The Tropica sold noticeably above projects of a similar age: about 13% higher.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in The Tropica. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in The Tropica?
S$1,309 psf in the 12 months to August 2026, from 11 sales. For the median home that is S$1,650,000.
How many homes sold in The Tropica?
11 in the last 12 months and 20 in the last 24 months, across all sale types.
What do homes in The Tropica rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,200 a month, from 31 contracts.
What is the rental yield in The Tropica?
Between 3.2% and 3.2% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in The Tropica?
It is a 99-year lease from 1996, which leaves about 69 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,309 psf | S$1,650,000 | 11 |
| Last 24 months | S$1,297 psf | S$1,610,000 | 20 |
| Last 5 years | S$1,137 psf | S$1,500,000 | 59 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$905 psf | 19 |
| 2022 | S$1,037 psf | 18 |
| 2023 | S$1,123 psf | 11 |
| 2024 | S$1,237 psf | 11 |
| 2025 | S$1,295 psf | 10 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,283 psf | 9 |
| Floors 11 to 15 | S$1,333 psf | 7 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,281 psf | 5 |
| 1,200 to 1,499 sq ft | S$1,296 psf | 11 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for The Tropica, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,200 a month | 31 |
| Last 24 months | S$4,300 a month | 66 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$3,600 a month | 9 | S$3,600 a month |
| 3 bedrooms | S$4,400 a month | 19 | S$4,300 a month |
| 4 or more bedrooms | Under 5 contracts | 3 | S$5,013 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 18 (Tampines / Pasir Ris)
- Rents for every district, by size
- Rent against price for The Tropica, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in The Tropica, with a likely range and the recent sales behind it. Sign in is free.
Open The Tropica in Condo AtlasOther condos in District 18 (Tampines / Pasir Ris)
- Treasure at Tampines
- Tropical Spring
- Vue 8 Residence
- Watercolours
- Waterview
- Whitewater
- Arc at Tampines
- Aurelle of Tampines
- Belysa
- Citylife@tampines
- Coco Palms
- D'Nest
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.