Tropical Spring
SIMEI STREET 4 · D18
Median PSF · 12m
S$1,221
Median price · 12m
S$1.63M
Latest sale
S$1.42M
Aug 2026
1-year change
+0.4%
Sales · 12m
11
44 all time
Gross yield
3.75%
27 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
- +31.1%
- Annualised
- +7.0%
- Transactions
- 44
- 1 year
- +0.4%
- 3 years p.a.
- +4.6%
- 5 years p.a.
- —
- Median size
- 1,356 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 | Tropical Spring | D18 median | Difference |
|---|---|---|---|
| Median PSF | S$1,221 | S$1,727 | -29.3% |
| Median price | S$1.63M | S$1.76M | -7.3% |
| Gross rental yield | 3.75% | 3.12% | +0.6 pts |
| 1-year price change | +0.4% | -2.5% | +2.9 pts |
This development trades about 29% below the D18 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,350
Contracts · 12m
27
Implied annual rent
S$52K
Gross yield
3.75%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 16 | S$4,550 |
| 2 bedroom | 11 | S$4,100 |
Investment analysis
Investment score 69 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
69/100
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.
- Valuationweight 22%77
How its median price per square foot compares with its own district.
- Rental yieldweight 20%71
Gross yield against every other development in its segment.
- Locationweight 15%70
Distance to the nearest rail station, plus schools within 1 km. Nearest is Simei MRT at 270 m.
- Price momentumweight 18%66
Three-year annualised change in median PSF, or one year where three is unavailable.
- 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
- Simei MRT270 m
- Upper Changi MRT580 m
- Expo Interchange MRT1.0 km
- Expo MRT1.0 km
Schools within 2 km
- Changkat Changi Secondary Schoolsecondary (s1-s5)410 m
- Changkat Primary Schoolprimary480 m
- Chongzheng Primary Schoolprimary1.1 km
- Yumin Primary Schoolprimary1.2 km
- East Spring Primary Schoolprimary1.4 km
- Ngee Ann Secondary Schoolsecondary (s1-s5)1.4 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.9 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Condominium | S$1,650,000 | 1,335 sqft | S$1,236 | 01-05 | 69 yr 5 mo |
| Aug 2026 | Condominium | S$1,420,000 | 1,076 sqft | S$1,319 | 06-10 | 69 yr 5 mo |
| Jun 2026 | Condominium | S$1,630,000 | 1,335 sqft | S$1,221 | 01-05 | 69 yr 7 mo |
| Jun 2026 | Condominium | S$1,600,000 | 1,335 sqft | S$1,199 | 01-05 | 69 yr 7 mo |
| Apr 2026 | Condominium | S$1,672,888 | 1,378 sqft | S$1,214 | 06-10 | 69 yr 9 mo |
| Jan 2026 | Condominium | S$1,398,000 | 1,066 sqft | S$1,312 | 06-10 | 70 yrs |
| Dec 2025 | Condominium | S$1,850,000 | 1,776 sqft | S$1,042 | 01-05 | 70 yr 1 mo |
| Dec 2025 | Condominium | S$1,630,000 | 1,335 sqft | S$1,221 | 06-10 | 70 yr 1 mo |
| Nov 2025 | Condominium | S$1,650,000 | 1,389 sqft | S$1,188 | 01-05 | 70 yr 2 mo |
| Nov 2025 | Condominium | S$1,600,000 | 1,378 sqft | S$1,161 | 06-10 | 70 yr 2 mo |
| Oct 2025 | Condominium | S$1,730,000 | 1,378 sqft | S$1,256 | 06-10 | 70 yr 3 mo |
| Sep 2025 | Condominium | S$1,650,000 | 1,356 sqft | S$1,217 | 01-05 | 70 yr 4 mo |
| Aug 2025 | Condominium | S$1,698,800 | 1,378 sqft | S$1,233 | 06-10 | 70 yr 5 mo |
| Jul 2025 | Condominium | S$1,685,000 | 1,389 sqft | S$1,214 | 06-10 | 70 yr 6 mo |
| Feb 2025 | Condominium | S$1,620,000 | 1,335 sqft | S$1,214 | 01-05 | 70 yr 11 mo |
| Jan 2025 | Condominium | S$1,860,000 | 1,528 sqft | S$1,217 | 06-10 | 71 yrs |
| Jan 2025 | Condominium | S$1,638,000 | 1,335 sqft | S$1,227 | 11-15 | 71 yrs |
| Jul 2024 | Condominium | S$1,550,000 | 1,335 sqft | S$1,161 | 06-10 | 71 yr 6 mo |
| May 2024 | Condominium | S$1,595,000 | 1,378 sqft | S$1,158 | 06-10 | 71 yr 8 mo |
| May 2024 | Condominium | S$1,538,888 | 1,335 sqft | S$1,153 | 01-05 | 71 yr 8 mo |
| Apr 2024 | Condominium | S$1,500,000 | 1,335 sqft | S$1,124 | 01-05 | 71 yr 9 mo |
| Jan 2024 | Condominium | S$1,772,888 | 1,528 sqft | S$1,160 | 06-10 | 72 yrs |
| Oct 2023 | Condominium | S$1,500,000 | 1,378 sqft | S$1,089 | 06-10 | 72 yr 3 mo |
| Aug 2023 | Condominium | S$1,438,000 | 1,367 sqft | S$1,052 | 01-05 | 72 yr 5 mo |
| Jul 2023 | Condominium | S$1,120,000 | 1,076 sqft | S$1,041 | 01-05 | 72 yr 6 mo |
| Jun 2023 | Condominium | S$1,645,000 | 1,528 sqft | S$1,076 | 01-05 | 72 yr 7 mo |
| Jun 2023 | Condominium | S$1,400,000 | 1,335 sqft | S$1,049 | 06-10 | 72 yr 7 mo |
| Jun 2023 | Condominium | S$1,165,000 | 1,066 sqft | S$1,093 | 06-10 | 72 yr 7 mo |
| May 2023 | Condominium | S$1,528,000 | 1,389 sqft | S$1,100 | 06-10 | 72 yr 8 mo |
| Apr 2023 | Condominium | S$1,400,000 | 1,335 sqft | S$1,049 | 01-05 | 72 yr 9 mo |
| Mar 2023 | Condominium | S$1,800,000 | 1,927 sqft | S$934 | 01-05 | 72 yr 10 mo |
| Feb 2023 | Condominium | S$1,620,000 | 1,496 sqft | S$1,083 | 01-05 | 72 yr 11 mo |
| Jan 2023 | Condominium | S$1,150,000 | 1,076 sqft | S$1,068 | 06-10 | 73 yrs |
| Sep 2022 | Condominium | S$1,320,000 | 1,378 sqft | S$958 | 01-05 | 73 yr 4 mo |
| Aug 2022 | Condominium | S$1,400,000 | 1,389 sqft | S$1,008 | 06-10 | 73 yr 5 mo |
| Jul 2022 | Condominium | S$1,650,000 | 1,787 sqft | S$923 | 01-05 | 73 yr 6 mo |
| Jul 2022 | Condominium | S$1,320,000 | 1,335 sqft | S$989 | 06-10 | 73 yr 6 mo |
| Jul 2022 | Condominium | S$1,140,000 | 1,356 sqft | S$841 | 01-05 | 73 yr 6 mo |
| Jun 2022 | Condominium | S$1,105,000 | 1,076 sqft | S$1,027 | 06-10 | 73 yr 7 mo |
| Jun 2022 | Condominium | S$980,000 | 1,066 sqft | S$920 | 01-05 | 73 yr 7 mo |
Showing the 40 most recent of 44 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Modena
S$1,230
+0.7%9 sales4.2% yield
Simei Green Condominium
S$1,098
+0.9%15 sales3.9% yield
Double Bay Residences
S$1,470
+2.8%17 sales4.1% yield
My Manhattan
S$1,586
-0.6%9 sales4.2% yield
Eastpoint Green
S$1,199
+5.4%20 sales4.1% yield
Landed Housing Development
S$2,593
—4 sales2.3% yield
Apollo Gardens
S$1,328
+7.8%5 sales1.9% yield
Sunbird Park
S$1,685
+0.9%1 sales1.9% 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.