Tropical Spring rent and sale price
D18 / Tampines, Pasir Ris
Address 23 Simei Street 4 Tropical Spring Singapore 529880
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Condominium, Non-Landed Properties 197 transactions 99-year leasehold from 1997 Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Tropical Spring
Tropical Spring is a 99-year leasehold condominium in D18 / Tampines, Pasir Ris. The page currently tracks 151 rentals and 46 sales.
- Typical rent is $4,100 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,500,000, with median sale PSF at $1,060 psf and total recorded sale value of $67.7M.
- Rent is down 3.5% over the last 3 months. Sale PSF is down 0.2% over the last 3 months.
Tropical Spring Market Position
How this project compares with the wider D18 market before you read the detailed tables.
Rent vs D18 +17.1%
Rents above district median
Tropical Spring's median rent is $4,100 compared with the D18 median of $3,500. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D18 -26.3%
Sale PSF below district median
Tropical Spring's median sale PSF is $1,060 psf versus the D18 median of $1,438 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.28%
Rent support near district screen
Gross yield is roughly 3.28% versus a D18 screen of 2.90%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 18.6% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity +36.8%
Activity is rising
26 recent transactions versus 19 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 1997 matters most on sale price. Compare Tropical Spring against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Tropical Spring Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $4,100
Is the asking rent fair?
$3,900 to $4,300 is the first fair-rent band to check. Above $4,300 should have a visible reason.
Median sale PSF $1,060 psf
Is the purchase price fair?
$1,460,000 to $1,550,000 and $1,030 to $1,090 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,300
Are similar units renting for more?
3 bed and 1,300 to 1,400 sqft give the closest unit-size checks.
Rent stability 18.6% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume +36.8%
Is activity rising?
Activity is rising. 26 recent transactions versus 19 in the prior 6-month view.
Run Tropical Spring numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $4,100/mo Test gross and net yield against typical rent. Buy vs rent $1.5M Compare ownership cost against renting. Mortgage $1.5M Estimate monthly payment from the sale price. Stamp duty $1,060 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Tropical Spring Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1997
Property type Condominium, Non-Landed Properties
Sales 46 resale transactions
Total sold value $67.7M
Tropical Spring Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 151 Jun 2021 to May 2026
Sale transactions 46 Jun 2021 to Apr 2026
Rent trend -3.5% Last 3 months
Sale PSF trend -0.2% Last 3 months
Tropical Spring Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
SIMEI MRT STATION (EW3) 0.32 km away
UPPER CHANGI MRT STATION (DT34) 0.65 km away
EXPO MRT STATION (CG1) 1.01 km away
Schools nearby
CHANGKAT CHANGI SECONDARY SCHOOL 0.35 km away
LEARNING STUDIO EDUCARE @ CHANGKAT PRIMARY SCHOOL 0.41 km away
CHANGKAT PRIMARY SCHOOL 0.42 km away
ONE WORLD INTERNATIONAL SCHOOL (CHANGI CAMPUS) 0.76 km away
Amenities
51 OLD AIRPORT ROAD FOOD CENTRE AND SHOPPING MALL Mall / retail · 8.6 km away
GIANT SUPERMARKET LOYANG POINT Daily needs · 2.97 km away
SIMEI PARK CONNECTOR Park / green link · 0.34 km away
HAWKER CENTRE @ OUR TAMPINES HUB Food centre · 2.17 km away
Tropical Spring Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,150 46 rentals in view
Latest median sale PSF $1,214 psf 13 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 4 $4,150 0 - -
Apr 2026 3 $4,100 1 $1,214 psf $1,672,888
Mar 2026 5 $4,900 0 - -
Feb 2026 5 $4,300 0 - -
Jan 2026 3 $4,400 1 $1,312 psf $1,398,000
Dec 2025 2 $4,125 2 $1,132 psf $1,740,000
Nov 2025 2 $4,350 2 $1,175 psf $1,625,000
Oct 2025 1 $4,400 1 $1,256 psf $1,730,000
Sept 2025 0 - 1 $1,217 psf $1,650,000
Aug 2025 5 $4,500 1 $1,233 psf $1,698,800
Jul 2025 2 $4,100 1 $1,213 psf $1,685,000
Jun 2025 3 $4,300 0 - -
Projects Similar to Tropical Spring
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2000 Changi Rise Condominium 0.9 km away 461 transactions
- Median rent
- $4,000
- Median sale PSF
- $1,033 psf
- Median rent
- $4,000
- Median sale PSF
- $1,070 psf
- Median rent
- $4,000
- Median sale PSF
- $1,057 psf
- Median rent
- $4,400
- Median sale PSF
- $1,031 psf
- Median rent
- $4,000
- Median sale PSF
- $1,114 psf
- Median rent
- $3,950
- Median sale PSF
- $953 psf
Tropical Spring Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,925 $3,826 46
3 bed $4,300 $4,202 105
Tropical Spring Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
900 to 1,000 sqft $3,775 $3,775 4
1,000 to 1,100 sqft $3,975 $3,831 42
1,300 to 1,400 sqft $4,225 $4,109 76
1,400 to 1,500 sqft $4,300 $4,300 2
1,500 to 1,600 sqft $4,275 $4,415 20
1,700 to 1,800 sqft $4,800 $4,600 6
1,900 to 2,000 sqft $4,500 $4,500 1
Tropical Spring Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,419,000 $1,004 psf 22
06 to 10 $1,514,000 $1,129 psf 22
11 to 15 $1,964,944 $978 psf 2
Tropical Spring Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Tropical Spring shows a typical monthly rent of $4,100 across 151 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,100
Rentals 151
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Tropical Spring point to a typical sale price of $1,500,000 and $1,060 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,500,000
Median PSF $1,060 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 1997 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Tropical Spring has 46 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $67.7M
Latest record May 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D18 to compare Tropical Spring against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Tropical Spring FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Tropical Spring?
Tropical Spring has a median monthly rent of $4,100 across 151 rentals.
What is the typical sale price at Tropical Spring?
The median sale price for Tropical Spring is $1,500,000, based on 46 sales on this page.
What is the median sale PSF at Tropical Spring?
The median sale price per square foot for Tropical Spring is $1,060 psf. The average sale PSF is $1,065 psf.
Is Tropical Spring freehold or leasehold?
Tropical Spring is listed as 99-year leasehold from 1997. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Tropical Spring located?
Tropical Spring is located at 23 Simei Street 4 Tropical Spring Singapore 529880 in D18 / Tampines, Pasir Ris.
How current is the Tropical Spring transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.