Tropical Spring
Tropical Spring is a 99-year lease (70 yrs left) condominium development in District 18 (Tampines / Pasir Ris). It has 44 recorded private transactions. Latest sale: $1,630,000 (Jun 2026, 124 sqm, floors 01-05). Median $1,086/sqft. Prices up 29.6% over the period. 70 years lease remaining.
Where Tropical Spring ranks in District 18
All 46 projects ›Median psf over time
Estimate a unit at Tropical Spring
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 0.35% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,046 | 22 |
| 06-10 | $1,159 | 20 |
| 11-15 | $978 | 2 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jun 2026 | 01-05 | Resale | 124 sqm | $1,630,000 | $1,221 |
| Jun 2026 | 01-05 | Resale | 124 sqm | $1,600,000 | $1,199 |
| Apr 2026 | 06-10 | Resale | 128 sqm | $1,672,888 | $1,214 |
| Jan 2026 | 06-10 | Resale | 99 sqm | $1,398,000 | $1,312 |
| Dec 2025 | 01-05 | Resale | 165 sqm | $1,850,000 | $1,042 |
| Dec 2025 | 06-10 | Resale | 124 sqm | $1,630,000 | $1,221 |
| Nov 2025 | 01-05 | Resale | 129 sqm | $1,650,000 | $1,188 |
| Nov 2025 | 06-10 | Resale | 128 sqm | $1,600,000 | $1,161 |
| Oct 2025 | 06-10 | Resale | 128 sqm | $1,730,000 | $1,256 |
| Sep 2025 | 01-05 | Resale | 126 sqm | $1,650,000 | $1,217 |
| Aug 2025 | 06-10 | Resale | 128 sqm | $1,698,800 | $1,233 |
| Jul 2025 | 06-10 | Resale | 129 sqm | $1,685,000 | $1,214 |
| Feb 2025 | 01-05 | Resale | 124 sqm | $1,620,000 | $1,214 |
| Jan 2025 | 06-10 | Resale | 142 sqm | $1,860,000 | $1,217 |
| Jan 2025 | 11-15 | Resale | 124 sqm | $1,638,000 | $1,227 |
| Jul 2024 | 06-10 | Resale | 124 sqm | $1,550,000 | $1,161 |
| May 2024 | 01-05 | Resale | 124 sqm | $1,538,888 | $1,153 |
| May 2024 | 06-10 | Resale | 128 sqm | $1,595,000 | $1,158 |
| Apr 2024 | 01-05 | Resale | 124 sqm | $1,500,000 | $1,124 |
| Jan 2024 | 06-10 | Resale | 142 sqm | $1,772,888 | $1,160 |
| Oct 2023 | 06-10 | Resale | 128 sqm | $1,500,000 | $1,089 |
| Aug 2023 | 01-05 | Resale | 127 sqm | $1,438,000 | $1,052 |
| Jul 2023 | 01-05 | Resale | 100 sqm | $1,120,000 | $1,041 |
| Jun 2023 | 01-05 | Resale | 142 sqm | $1,645,000 | $1,076 |
| Jun 2023 | 06-10 | Resale | 124 sqm | $1,400,000 | $1,049 |
Tropical Spring is inside the 1 km Primary 1 priority zone for 1 primary school. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- 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 Tropical Spring, with their median resale psf. Useful for comparing what Tropical Spring costs per square foot against nearby developments.
About Tropical Spring
Tropical Spring in District 18 (Tampines / Pasir Ris) has been a strong performer, with median psf up roughly 29.6% over the period (about 5.5% a year). Its $1,086 psf median sits about 14% below the District 18 median, cheaper than about 74% of projects there. It has a regular flow of transactions, with 44 sales between 2021-08 and 2026-06, ranging from $980,000 to $2,291,888. The most recent transaction was a 124 sqm unit (floors 01-05) at $1,630,000 in Jun 2026, and the median is $1,086 psf. Floor level matters here: units on the higher 06-10 band have traded around 11% per square foot above the 01-05 band. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 70 years remaining is 0.9100, an annual lease decay of about 0.35%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Tropical Spring cost?
The most recent transaction at Tropical Spring was $1,630,000 for a 124 sqm unit in 2026-06. The median price is $1,086 per square foot across 44 transactions, ranging from $980,000 to $2,291,888. Data sourced from URA.
Is Tropical Spring freehold or leasehold?
Tropical Spring is on a 99-year lease commencing in 1997, with approximately 70 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.35%.
What is the price per square foot (psf) at Tropical Spring?
The median price at Tropical Spring is $1,086 psf, with transactions ranging from $729 to $1,312 psf. This is based on 44 URA-recorded transactions in District 18.
Have prices at Tropical Spring gone up or down?
Prices at Tropical Spring have increased by approximately 29.6% over the data period (around 5.5% a year). The median price is currently $1,086 psf, with the most recent sale at $1,630,000 in 2026-06.