Tropical Spring

44 filed transactions · District 18 · OCR

Median, per square foot
1,097 psf
Observed range
$841 — $1,319 psf
S$1,544k median price

99 yrs lease commencing from 1997 · 44 filed transactions

▲ 10.1% vs 12 months ago
S$1,544k
Median price
44
Filed transactions
44%
Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month24 months with a sale

Feb '23 · S$1,620kAug '26 · S$1,535k

The transactions behind those figures20 of 44

Nothing modelled — these are the filed sales.

124 sqm · floor 01-05Condominium · Resale · 2026-08
S$1,650,000$1236 psf
100 sqm · floor 06-10Condominium · Resale · 2026-08
S$1,420,000$1319 psf
124 sqm · floor 01-05Condominium · Resale · 2026-06
S$1,600,000$1199 psf
124 sqm · floor 01-05Condominium · Resale · 2026-06
S$1,630,000$1221 psf
128 sqm · floor 06-10Condominium · Resale · 2026-04
S$1,672,888$1214 psf
99 sqm · floor 06-10Condominium · Resale · 2026-01
S$1,398,000$1312 psf
165 sqm · floor 01-05Condominium · Resale · 2025-12
S$1,850,000$1042 psf
124 sqm · floor 06-10Condominium · Resale · 2025-12
S$1,630,000$1221 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 18, typical project+4.3%

Middle of 6 projects in District 18 that clear the bar — half fall between -5.4% and +4.4%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 18, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,2891,915
06-10S$1,4031,716
11-15S$1,445950
16-20S$1,21044

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Simei
246m
Primary schools within 1km
1
nearest 422m
Primary schools · straight-line distance
  • Changkat Primary School422m
7 more between 1km and 2km
  • Chongzheng Primary School1.1km
  • Yumin Primary School1.2km
  • East Spring Primary School1.4km
  • Tampines Primary School1.6km
  • St. Anthony'S Canossian Primary School1.8km
  • Gongshang Primary School1.9km
  • Junyuan Primary School2.0km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Simei246m
  • Upper Changi591m
  • Expo945m
Also nearby
  • Hawker centreTampines Street 11 Blk 137 (Tampines Round Market and Food Centre)1.3km
  • ParkSea Breeze Avenue Park497m
  • Other schoolsChangkat Changi Secondary School346m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

8projects within 300m
$1,230–$1,580the middle half, per sq ft
$1,429median of those sales

From 90 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Double Bay Residences104m2026-0801-05183 sqm$1,091
Double Bay Residences104m2026-0801-05144 sqm$1,545
My Manhattan237m2026-0806-1087 sqm$1,634
Apollo Gardens296m2026-08—363 sqm$1,328
Modena168m2026-0701-0590 sqm$1,270
My Manhattan237m2026-0706-1087 sqm$1,580
My Manhattan237m2026-0601-0552 sqm$1,465
My Manhattan237m2026-0606-1080 sqm$1,643
Apollo Gardens296m2026-06—391 sqm$1,363
Double Bay Residences104m2026-0511-1587 sqm$1,452
Modena168m2026-0506-10126 sqm$1,326
My Manhattan237m2026-0506-1052 sqm$1,586
Double Bay Residences104m2026-0401-0587 sqm$1,337
Double Bay Residences104m2026-0401-0593 sqm$1,486
Double Bay Residences104m2026-0401-0593 sqm$1,468
Double Bay Residences104m2026-0406-1093 sqm$1,478
Modena168m2026-0411-15258 sqm$1,116
Double Bay Residences104m2026-0306-1093 sqm$1,448
Double Bay Residences104m2026-0306-10122 sqm$1,485

The 19 most recent are listed, out of 90 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:00 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2025-03-11254m252° WSW3 storeysProposed new erection of a 3-storey semi-detached dwelling house with attic
This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

The land under Tropical Spring

HDB put this parcel out to tender and names Tropical Spring as what was built on it. Everything below is from that tender: the dates, the winning price, and the 6 bids that came in.

  1. Tender launched30 May 1996
  2. Tender closed24 Jul 19976 bids received
  3. Awarded8 Sep 1997NTUC Choice Homes Co- operative Ltd
  4. Winning tenderS$116,116,000HDB publishes no gross floor area for this site, so a rate per square foot cannot be worked out from what is published
Parcel
Tampines S6b Simei Street 4
Site area
14,000 sq m
Lease
99 yrs
Plot ratio
2.3
Gross floor area
Not published
Sold as
Condominium
Every bid — all 6, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1NTUC Choice Homes Co-Operative LimitedS$116,116,000—
2Orchard Terminal Private LtdS$104,680,000S$11,436,000 · 9.8%
3Allgreen Properties Ltd / Hoe Seng Co (Pte) LtdS$93,480,000S$22,636,000 · 19.5%
4City Developments LimitedS$80,000,000S$36,116,000 · 31.1%
5Wincrest Investment Pte LtdS$77,000,000S$39,116,000 · 33.7%
6DBS Realty Pte Ltd and HKR Asia Pacific Pte LtdS$76,419,490S$39,696,510 · 34.2%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 8 Sep 1997 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Tropical Spring”. This parcel, from tender to today · Every land sale

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$1,544,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,544,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$36,459
Cash in handS$1,125,125
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.