Tropical Spring
Tropical Spring 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$1,219 psf from 12 sales.
At a glance
- District
- District 18 (Tampines / Pasir Ris)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 1997, about 70 years left
- Completed
- 2002, about 24 years old
What the prices say
The median home in Tropical Spring sold for S$1,640,000: the middle of 12 sales in the 12 months to August 2026.
That is noticeably below the middle condo project in District 18 (Tampines / Pasir Ris), which sold at S$1,407 psf across 41 projects: about 13% lower. By price per square foot it ranks 32nd 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$920 psf in 2021 (12 sales) and S$1,229 psf in 2026 so far (6 sales), up about 34%. The highest year in the record was 2025 at S$1,217 psf.
Floor made little difference: floors 6 to 10 sold at S$1,221 psf against S$1,214 psf on floors 1 to 5 (24 months).
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 Tropical Spring's S$1,219 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,222 psf, the same as Tropical Spring.
| Project | Median price per sq ft | Sales |
|---|---|---|
| Tropical Spring | S$1,219 psf | 12 |
| Oasis @ Elias | S$1,222 psf | 7 |
| Watercolours | S$1,222 psf | 28 |
| Modena | S$1,227 psf | 10 |
What sells here
12 homes sold in the last 12 months, up from 5 in the 12 months before.
The most common size was 1,200 to 1,499 sq ft, with 13 of the 17 sales in the last 24 months, well over half.
None of the 17 sales in the last 24 months were first sales of new units: all 17 were resales.
The first new sale in our records was in March 2000.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,375 a month (30 contracts). The district's median across every contract was S$3,600, so rents here ran well above it: about 22% higher.
Over the 24 months the median rent was S$4,300 (55 contracts), about the same as the latest 12 months, within 2%.
By bedrooms: 2 bedrooms S$4,100 (11) and 3 bedrooms S$4,600 (19). The figure in brackets is the number of contracts.
Setting rent against price for 1,200 to 1,499 sq ft homes (13 rentals and 9 resale or sub-sale transactions) gives a gross yield estimate of 3.3%: a median rent of S$4,500 a month against a median price of S$1,650,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
9 other projects in District 18 (Tampines / Pasir Ris) were completed within 5 years of Tropical Spring and have a price. Their middle price was S$1,180 psf, so Tropical Spring sold a little above projects of a similar age: about 3% 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 Tropical Spring. 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 Tropical Spring?
S$1,219 psf in the 12 months to August 2026, from 12 sales. For the median home that is S$1,640,000.
How many homes sold in Tropical Spring?
12 in the last 12 months and 17 in the last 24 months, across all sale types.
What do homes in Tropical Spring rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,375 a month, from 30 contracts.
What is the rental yield in Tropical Spring?
Between 3.3% and 3.3% 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 Tropical Spring?
It is a 99-year lease from 1997, which leaves about 70 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$1,219 psf | S$1,640,000 | 12 |
| Last 24 months | S$1,217 psf | S$1,650,000 | 17 |
| Last 5 years | S$1,097 psf | S$1,544,444 | 44 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$920 psf | 12 |
| 2022 | S$958 psf | 11 |
| 2023 | S$1,068 psf | 11 |
| 2024 | S$1,158 psf | 5 |
| 2025 | S$1,217 psf | 11 |
| 2026 (to August) | S$1,229 psf | 6 |
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$1,214 psf | 7 |
| Floors 6 to 10 | S$1,221 psf | 9 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 1,200 to 1,499 sq ft | S$1,217 psf | 13 |
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 Tropical Spring, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,375 a month | 30 |
| Last 24 months | S$4,300 a month | 55 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$4,100 a month | 11 | S$4,000 a month |
| 3 bedrooms | S$4,600 a month | 19 | S$4,450 a month |
| 4 or more bedrooms | Under 5 contracts | 0 | Under 5 contracts |
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 Tropical Spring, 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 Tropical Spring, with a likely range and the recent sales behind it. Sign in is free.
Open Tropical Spring in Condo AtlasOther condos in District 18 (Tampines / Pasir Ris)
- Vue 8 Residence
- Watercolours
- Waterview
- Whitewater
- Arc at Tampines
- Aurelle of Tampines
- Belysa
- Citylife@tampines
- Coco Palms
- D'Nest
- Double Bay Residences
- Eastpoint Green
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.