District 18 · Tampines · OCR
The Tropica
Tampines Avenue 1 · Condominium · 99 yrs lease commencing from 1996
Current PSF
$1,340
-3.9% vs district median
Gross yield
3.2%
median rent $4,200/mo
3-year gain
26.0%
Transactions · 5y
59
8 in last 12 months
Nearest MRT
Tampines West Mrt Station · 1,297.789m
DTL
Future MRT
Tampines North Mrt Station
CRL · 2030
Vs local HDB
+117% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential36 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
Secondary
Springfield Secondary School · 395m
Food
Hawker Centre @ Our Tampines Hub · 1.6km
Green
Bedok Reservoir Pk · 735m
Health
Singhealth Polyclinics (Tampines North Polyclinic) (polyclinic) · 2.0km
Who lives in Tampines
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
259,900
Median age
41 yrs
48% under 40 · getting older
Children 0–9
23,220
▼ 1% since 2015 · future P1 demand
Household size
3.3 avg
Homes
87% HDB
11% condo · 2% landed
Degree holders
28%
residents 15+
Commute
59% transit
18% drive
45 min+ to work
28%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,309 psf - 6% above units on floors 1–5 ($1,237 psf).
Price trend average PSF by year
2021
$922
2022
$1,024
+11.1%
2023
$1,137
+11%
2024
$1,246
+9.6%
2025
$1,314
+5.5%
2026
$1,433
+9.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $3.68 | 3.3% | 51 |
| 3BR | $4,100/mo | $3.28 | 2.9% | 95 |
| 4BR | $4,800/mo | $3.10 | 2.8% | 22 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $1,758,000 | 1,227 | $1,433 | 11-15 |
| Dec 2025 | $1,590,000 | 1,227 | $1,296 | 01-05 |
| Oct 2025 | $2,200,000 | 1,744 | $1,262 | 01-05 |
| Oct 2025 | $2,200,000 | 1,507 | $1,460 | 11-15 |
| Oct 2025 | $1,700,000 | 1,238 | $1,373 | 01-05 |
| Oct 2025 | $1,650,000 | 1,238 | $1,333 | 11-15 |
| Oct 2025 | $1,620,000 | 1,238 | $1,309 | 11-15 |
| Sept 2025 | $1,240,000 | 990 | $1,252 | 11-15 |
| Jun 2025 | $1,600,000 | 1,238 | $1,293 | 06-10 |
| May 2025 | $1,530,000 | 1,195 | $1,281 | 01-05 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around The Tropica actually sell for - this project trades at 2.1× the nearest block’s PSF.