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: $1,672,888 (Apr 2026, 128 sqm, floors 06-10). Median $1,072/sqft. Prices up 28.7% 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 | $1,042 | 20 |
| 06-10 | $1,129 | 22 |
| 11-15 | $978 | 2 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| 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 |
| Jun 2023 | 06-10 | Resale | 99 sqm | $1,165,000 | $1,093 |
| May 2023 | 06-10 | Resale | 129 sqm | $1,528,000 | $1,100 |
About Tropical Spring
Tropical Spring is a 99-year leasehold development with its lease commencing in 1997 and about 70 years remaining in District 18 (Tampines / Pasir Ris), within the Outside Central Region of Singapore. It sees regular transaction activity, with 44 recorded condominium transactions between 2021-07 and 2026-04, ranging from $980,000 to $2,291,888. The most recent transaction was a 128 sqm unit (floors 06-10) sold for $1,672,888 in 2026-04, and the median price is $1,072 per square foot. Prices here have risen sharply, by about 28.7% over the period (around 5.5% a year). Under Bala's Table (the Singapore Land Authority leasehold valuation model), the leasehold 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 $1,672,888 for a 128 sqm unit in 2026-04. The median price is $1,072 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 $1,072 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 28.7% over the data period (around 5.5% a year). The median price is currently $1,072 psf, with the most recent sale at $1,672,888 in 2026-04.