The Tropica
TAMPINES AVENUE 1 · D18
Median PSF · 12m
S$1,321
Median price · 12m
S$1.68M
Latest sale
S$1.57M
Jul 2026
1-year change
+2.9%
Sales · 12m
10
58 all time
Gross yield
3.81%
25 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +21.1%
- Annualised
- +3.9%
- Transactions
- 58
- 1 year
- +2.9%
- 3 years p.a.
- +5.7%
- 5 years p.a.
- +5.9%
- Median size
- 1,238 sqft
Against the neighbourhood
How it compares within D18
Tampines, Pasir Ris. All figures are medians over the last 12 months for private homes in this district.
| Measure | The Tropica | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$1,321 | S$1,727 | -23.5% |
| Median price | S$1.68M | S$1.76M | -4.8% |
| Gross rental yield | 3.81% | 3.12% | +0.7 pts |
| 1-year price change | +2.9% | -2.5% | +5.4 pts |
This development trades about 24% below the D18 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,200
Contracts · 12m
25
Implied annual rent
S$50K
Gross yield
3.81%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 14 | S$4,300 |
| 2 bedroom | 8 | S$3,600 |
| 4 bedroom | 3 | S$5,000 |
Investment analysis
Investment score 67 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
67/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%92
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%76
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%73
Gross yield against every other development in its segment.
- Valuationweight 22%66
How its median price per square foot compares with its own district.
- Locationweight 15%63
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tampines West MRT at 520 m.
- Supply riskweight 10%12
Upcoming units recorded in the same district. Higher score means less competing supply.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tampines West MRT520 m
- Bedok Reservoir MRT1.1 km
- Tampines MRT1.4 km
Schools within 2 km
- St. Hilda'S Primary Schoolprimary480 m
- Springfield Secondary Schoolsecondary (s1-s5)540 m
- St. Hilda'S Secondary Schoolsecondary (s1-s5)550 m
- Junyuan Primary Schoolprimary610 m
- Junyuan Secondary Schoolsecondary (s1-s5)810 m
- Tampines Primary Schoolprimary1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Condominium | S$1,573,888 | 1,227 sqft | S$1,283 | 01-05 | 68 yr 6 mo |
| Jul 2026 | Condominium | S$1,110,000 | 990 sqft | S$1,121 | 01-05 | 68 yr 6 mo |
| May 2026 | Condominium | S$2,050,000 | 1,507 sqft | S$1,360 | 01-05 | 68 yr 8 mo |
| Mar 2026 | Condominium | S$1,758,000 | 1,227 sqft | S$1,433 | 11-15 | 68 yr 10 mo |
| Dec 2025 | Condominium | S$1,590,000 | 1,227 sqft | S$1,296 | 01-05 | 69 yr 1 mo |
| Oct 2025 | Condominium | S$2,200,000 | 1,744 sqft | S$1,262 | 01-05 | 69 yr 3 mo |
| Oct 2025 | Condominium | S$2,200,000 | 1,507 sqft | S$1,460 | 11-15 | 69 yr 3 mo |
| Oct 2025 | Condominium | S$1,700,000 | 1,238 sqft | S$1,373 | 01-05 | 69 yr 3 mo |
| Oct 2025 | Condominium | S$1,650,000 | 1,238 sqft | S$1,333 | 11-15 | 69 yr 3 mo |
| Oct 2025 | Condominium | S$1,620,000 | 1,238 sqft | S$1,309 | 11-15 | 69 yr 3 mo |
| Sep 2025 | Condominium | S$1,240,000 | 990 sqft | S$1,252 | 11-15 | 69 yr 4 mo |
| Jun 2025 | Condominium | S$1,600,000 | 1,238 sqft | S$1,293 | 06-10 | 69 yr 7 mo |
| May 2025 | Condominium | S$1,530,000 | 1,195 sqft | S$1,281 | 01-05 | 69 yr 8 mo |
| Apr 2025 | Condominium | S$1,588,888 | 1,238 sqft | S$1,284 | 11-15 | 69 yr 9 mo |
| Dec 2024 | Condominium | S$1,650,000 | 1,195 sqft | S$1,381 | 11-15 | 70 yr 1 mo |
| Dec 2024 | Condominium | S$1,550,000 | 1,195 sqft | S$1,297 | 06-10 | 70 yr 1 mo |
| Dec 2024 | Condominium | S$1,508,000 | 1,238 sqft | S$1,218 | 06-10 | 70 yr 1 mo |
| Nov 2024 | Condominium | S$1,660,000 | 1,238 sqft | S$1,341 | 01-05 | 70 yr 2 mo |
| Oct 2024 | Condominium | S$1,460,000 | 1,238 sqft | S$1,179 | 01-05 | 70 yr 3 mo |
| Sep 2024 | Condominium | S$2,031,000 | 1,518 sqft | S$1,338 | 06-10 | 70 yr 4 mo |
| May 2024 | Condominium | S$1,518,000 | 1,227 sqft | S$1,237 | 01-05 | 70 yr 8 mo |
| Apr 2024 | Condominium | S$1,500,000 | 1,227 sqft | S$1,222 | 11-15 | 70 yr 9 mo |
| Apr 2024 | Condominium | S$1,080,000 | 990 sqft | S$1,091 | 01-05 | 70 yr 9 mo |
| Apr 2024 | Condominium | S$1,050,000 | 990 sqft | S$1,060 | 01-05 | 70 yr 9 mo |
| Mar 2024 | Condominium | S$1,600,000 | 1,195 sqft | S$1,339 | 11-15 | 70 yr 10 mo |
| Dec 2023 | Condominium | S$1,880,088 | 1,518 sqft | S$1,239 | 11-15 | 71 yr 1 mo |
| Dec 2023 | Condominium | S$1,373,800 | 1,227 sqft | S$1,120 | 01-05 | 71 yr 1 mo |
| Oct 2023 | Condominium | S$1,425,000 | 1,238 sqft | S$1,151 | 11-15 | 71 yr 3 mo |
| Sep 2023 | Condominium | S$1,378,000 | 1,227 sqft | S$1,123 | 01-05 | 71 yr 4 mo |
| Aug 2023 | Condominium | S$1,085,000 | 990 sqft | S$1,096 | 06-10 | 71 yr 5 mo |
| Jun 2023 | Condominium | S$1,750,000 | 1,572 sqft | S$1,114 | 01-05 | 71 yr 7 mo |
| May 2023 | Condominium | S$1,850,000 | 1,507 sqft | S$1,228 | 11-15 | 71 yr 8 mo |
| Apr 2023 | Condominium | S$1,240,000 | 1,238 sqft | S$1,002 | 01-05 | 71 yr 9 mo |
| Mar 2023 | Condominium | S$1,325,000 | 1,195 sqft | S$1,109 | 01-05 | 71 yr 10 mo |
| Feb 2023 | Condominium | S$1,440,000 | 1,227 sqft | S$1,174 | 11-15 | 71 yr 11 mo |
| Jan 2023 | Condominium | S$1,420,000 | 1,238 sqft | S$1,147 | 06-10 | 72 yrs |
| Dec 2022 | Condominium | S$1,420,000 | 1,227 sqft | S$1,157 | 06-10 | 72 yr 1 mo |
| Dec 2022 | Condominium | S$1,240,000 | 1,238 sqft | S$1,002 | 01-05 | 72 yr 1 mo |
| Oct 2022 | Condominium | S$1,688,000 | 1,518 sqft | S$1,112 | 06-10 | 72 yr 3 mo |
| Oct 2022 | Condominium | S$1,408,000 | 1,238 sqft | S$1,137 | 11-15 | 72 yr 3 mo |
Showing the 40 most recent of 58 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Waterview
S$1,502
+1.0%15 sales3.6% yield
Arc At Tampines
S$1,405
+0.1%26 sales3.6% yield
Rivelle Tampines
S$1,934
—558 sales
The Santorini
S$1,503
+3.6%31 sales4.0% yield
The Tapestry
S$1,743
+2.2%45 sales3.9% yield
Q Bay Residences
S$1,548
+3.8%25 sales3.6% yield
The Alps Residences
S$1,512
-0.5%41 sales4.0% yield
Aquarius By The Park
S$1,345
+1.7%21 sales4.6% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.