District 18 · Tampines · OCR
Tropical Spring
Simei Street 4 · Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,207
-13.4% vs district median
Gross yield
3.4%
median rent $4,350/mo
3-year gain
18.1%
Transactions · 5y
45
10 in last 12 months
Nearest MRT
Simei Mrt Station · 322.179m
EWL
Future MRT
Sungei Bedok Mrt Station
TEL · 2026
Vs local HDB
+95% premium
HDB median $618 psf
Area income
$9,500/mo median
residential zone
En-bloc potential40 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Learning Studio Educare @ Changkat Primary School 413m · Changkat Primary School 422m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Changkat Changi Secondary School · 346m
Food
Tampines Street 11 Blk 137 (Tampines Round Market And Food Centre) · 1.3km
Green
Harvey Crescent Pg · 110m - 8 parks within 1km
Mall
Eastpoint Mall · 326m
Health
Changi General Hospital (hospital) · 695m
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
Price trend average PSF by year
2021
$895
2022
$954
+6.6%
2023
$1,058
+10.9%
2024
$1,151
+8.8%
2025
$1,199
+4.2%
2026
$1,249
+4.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,950/mo | $3.76 | 3.7% | 43 |
| 3BR | $4,300/mo | $3.19 | 3.2% | 102 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,630,000 | 1,335 | $1,221 | 01-05 |
| Apr 2026 | $1,672,888 | 1,378 | $1,214 | 06-10 |
| Jan 2026 | $1,398,000 | 1,066 | $1,312 | 06-10 |
| Dec 2025 | $1,850,000 | 1,776 | $1,042 | 01-05 |
| Dec 2025 | $1,630,000 | 1,335 | $1,221 | 06-10 |
| Nov 2025 | $1,650,000 | 1,389 | $1,188 | 01-05 |
| Nov 2025 | $1,600,000 | 1,378 | $1,161 | 06-10 |
| Oct 2025 | $1,730,000 | 1,378 | $1,256 | 06-10 |
| Sept 2025 | $1,650,000 | 1,356 | $1,217 | 01-05 |
| Aug 2025 | $1,698,800 | 1,378 | $1,233 | 06-10 |
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More in District 18
The HDB blocks next door
The entry point, measured: what the resale flats around Tropical Spring actually sell for - this project trades at 2.1× the nearest block’s PSF.