The Tropica
The Tropica is a 99-year lease (69 yrs left) condominium development in District 18 (Tampines / Pasir Ris). It has 57 recorded private transactions. Latest sale: $1,750,000 (Sep 2026, 115 sqm, floors 11-15). Median $1,151/sqft. Prices up 29.1% over the period. 69 years lease remaining.
Where The Tropica ranks in District 18
All 46 projects ›Median psf over time
Estimate a unit at The Tropica
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.36% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,102 | 28 |
| 06-10 | $1,147 | 11 |
| 11-15 | $1,246 | 18 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Sep 2026 | 11-15 | Resale | 115 sqm | $1,750,000 | $1,414 |
| Jul 2026 | 01-05 | Resale | 114 sqm | $1,573,888 | $1,283 |
| Jul 2026 | 01-05 | Resale | 92 sqm | $1,110,000 | $1,121 |
| May 2026 | 01-05 | Resale | 140 sqm | $2,050,000 | $1,360 |
| Mar 2026 | 11-15 | Resale | 114 sqm | $1,758,000 | $1,433 |
| Dec 2025 | 01-05 | Resale | 114 sqm | $1,590,000 | $1,296 |
| Oct 2025 | 01-05 | Resale | 162 sqm | $2,200,000 | $1,262 |
| Oct 2025 | 11-15 | Resale | 115 sqm | $1,650,000 | $1,333 |
| Oct 2025 | 11-15 | Resale | 140 sqm | $2,200,000 | $1,460 |
| Oct 2025 | 11-15 | Resale | 115 sqm | $1,620,000 | $1,309 |
| Oct 2025 | 01-05 | Resale | 115 sqm | $1,700,000 | $1,373 |
| Sep 2025 | 11-15 | Resale | 92 sqm | $1,240,000 | $1,252 |
| Jun 2025 | 06-10 | Resale | 115 sqm | $1,600,000 | $1,293 |
| May 2025 | 01-05 | Resale | 111 sqm | $1,530,000 | $1,281 |
| Apr 2025 | 11-15 | Resale | 115 sqm | $1,588,888 | $1,284 |
| Dec 2024 | 06-10 | Resale | 115 sqm | $1,508,000 | $1,218 |
| Dec 2024 | 11-15 | Resale | 111 sqm | $1,650,000 | $1,381 |
| Dec 2024 | 06-10 | Resale | 111 sqm | $1,550,000 | $1,297 |
| Nov 2024 | 01-05 | Resale | 115 sqm | $1,660,000 | $1,341 |
| Oct 2024 | 01-05 | Resale | 115 sqm | $1,460,000 | $1,179 |
| Sep 2024 | 06-10 | Resale | 141 sqm | $2,031,000 | $1,338 |
| May 2024 | 01-05 | Resale | 114 sqm | $1,518,000 | $1,237 |
| Apr 2024 | 11-15 | Resale | 114 sqm | $1,500,000 | $1,222 |
| Apr 2024 | 01-05 | Resale | 92 sqm | $1,050,000 | $1,060 |
| Apr 2024 | 01-05 | Resale | 92 sqm | $1,080,000 | $1,091 |
No primary school is within 1 km of The Tropica, but 7sit in the 1–2 km second-priority band.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to The Tropica, with their median resale psf. Useful for comparing what The Tropica costs per square foot against nearby developments.
About The Tropica
The Tropica in District 18 (Tampines / Pasir Ris) is a 99-year leasehold condominium development with roughly 69 years of lease left, which makes remaining lease a meaningful price driver here. Its $1,151 psf median sits about 11% below the District 18 median, cheaper than about 67% of projects there. It has a regular flow of transactions, with 57 sales between 2021-11 and 2026-09, ranging from $880,000 to $2,200,000. The most recent transaction was a 115 sqm unit (floors 11-15) at $1,750,000 in Sep 2026, and the median is $1,151 psf. Floor level matters here: units on the higher 11-15 band have traded around 13% per square foot above the 01-05 band. Over the data window, prices here are up about 29.1% (about 5.4% a year). All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at The Tropica cost?
The most recent transaction at The Tropica was $1,750,000 for a 115 sqm unit in 2026-09. The median price is $1,151 per square foot across 57 transactions, ranging from $880,000 to $2,200,000. Data sourced from URA.
Is The Tropica freehold or leasehold?
The Tropica is on a 99-year lease commencing in 1996, with approximately 69 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.36%.
What is the price per square foot (psf) at The Tropica?
The median price at The Tropica is $1,151 psf, with transactions ranging from $860 to $1,460 psf. This is based on 57 URA-recorded transactions in District 18.
Have prices at The Tropica gone up or down?
Prices at The Tropica have increased by approximately 29.1% over the data period (around 5.4% a year). The median price is currently $1,151 psf, with the most recent sale at $1,750,000 in 2026-09.