homequant
condo · 529778

The Tropica

Project page · 99-year lease from 1996

Indicative value range
S$1,621,185 – S$1,716,964
Indicative mid S$1,670,000 · S$1,349 psf

Based on 7 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Oct 2026The Tropica11-151,518 sqftS$2,275,000S$1,499 psf×1.000S$1,499 psf
Sept 2026The Tropica11-151,238 sqftS$1,750,000S$1,414 psf×1.000S$1,414 psf
Sept 2026The Tropica11-151,238 sqftS$1,670,000S$1,349 psf×1.000S$1,349 psf
Sept 2026The Tropica01-051,496 sqftS$2,000,000S$1,337 psf×1.000S$1,337 psf
Jul 2026The Tropica01-051,227 sqftS$1,573,888S$1,283 psf×1.000S$1,283 psf
Jul 2026The Tropica01-05990 sqftS$1,110,000S$1,121 psf×1.000S$1,121 psf
May 2026The Tropica01-051,507 sqftS$2,050,000S$1,360 psf×1.000S$1,360 psf

How accurate is this estimate for The Tropica?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 13 sales in The Tropica since.

Median error
4.3%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.09% gross yield

S$51,600 of rent a year against the estimate above · 0.46 points below flats like it

Leases signed here within a quarter of this size run about S$4,300 a month, the middle of 45 of them.

In outside the central region, leasehold flats with 60 to 69 years of lease left yield 3.55%, from 67 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,500
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,500
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,500
Q3 20261400-1500 sqft4Non-landed PropertiesS$5,200
Q3 20261400-1500 sqft4Non-landed PropertiesS$5,200
Q3 20261400-1500 sqft4Non-landed PropertiesS$5,000
Q3 20261400-1500 sqft4Non-landed PropertiesS$5,000
Q3 20261200-1300 sqft3Non-landed PropertiesS$4,750

median of 45 URA rental contracts at The Tropica within a quarter of 115 sqm, since 2025Q4.

Buying or selling at S$1,670,000?

Buying: Stamp duty on S$1,670,000 · Cash and CPF needed on S$1,670,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,670,000.

Each opens with this figure filled in; change anything there.

Primary schools near 65 Tampines Avenue 1

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
The Tropica · 11-15 · Condominium · 68 years left
1,518 sqftS$2,275,000S$1,499 psf
Sept 2026
The Tropica · 11-15 · Condominium · 68 years left
1,238 sqftS$1,670,000S$1,349 psf
Sept 2026
The Tropica · 01-05 · Condominium · 68 years left
1,496 sqftS$2,000,000S$1,337 psf
Sept 2026
The Tropica · 11-15 · Condominium · 68 years left
1,238 sqftS$1,750,000S$1,414 psf
Jul 2026
The Tropica · 01-05 · Condominium · 69 years left
990 sqftS$1,110,000S$1,121 psf
Jul 2026
The Tropica · 01-05 · Condominium · 69 years left
1,227 sqftS$1,573,888S$1,283 psf
May 2026
The Tropica · 01-05 · Condominium · 69 years left
1,507 sqftS$2,050,000S$1,360 psf
Mar 2026
The Tropica · 11-15 · Condominium · 69 years left
excluded: outlier
1,227 sqftS$1,758,000S$1,433 psf
Dec 2025
The Tropica · 01-05 · Condominium · 69 years left
1,227 sqftS$1,590,000S$1,296 psf
Oct 2025
The Tropica · 01-05 · Condominium · 69 years left
1,238 sqftS$1,700,000S$1,373 psf
Oct 2025
The Tropica · 11-15 · Condominium · 69 years left
1,238 sqftS$1,620,000S$1,309 psf
Oct 2025
The Tropica · 11-15 · Condominium · 69 years left
1,507 sqftS$2,200,000S$1,460 psf
Oct 2025
The Tropica · 11-15 · Condominium · 69 years left
1,238 sqftS$1,650,000S$1,333 psf
Oct 2025
The Tropica · 01-05 · Condominium · 69 years left
1,744 sqftS$2,200,000S$1,262 psf
Sept 2025
The Tropica · 11-15 · Condominium · 69 years left
990 sqftS$1,240,000S$1,252 psf
Jun 2025
The Tropica · 06-10 · Condominium · 70 years left
1,238 sqftS$1,600,000S$1,293 psf
May 2025
The Tropica · 01-05 · Condominium · 70 years left
1,195 sqftS$1,530,000S$1,281 psf
Apr 2025
The Tropica · 11-15 · Condominium · 70 years left
1,238 sqftS$1,588,888S$1,284 psf
Dec 2024
The Tropica · 06-10 · Condominium · 70 years left
1,195 sqftS$1,550,000S$1,297 psf
Dec 2024
The Tropica · 11-15 · Condominium · 70 years left
1,195 sqftS$1,650,000S$1,381 psf
Dec 2024
The Tropica · 06-10 · Condominium · 70 years left
1,238 sqftS$1,508,000S$1,218 psf
Nov 2024
The Tropica · 01-05 · Condominium · 70 years left
1,238 sqftS$1,660,000S$1,341 psf
Oct 2024
The Tropica · 01-05 · Condominium · 70 years left
1,238 sqftS$1,460,000S$1,179 psf
Sept 2024
The Tropica · 06-10 · Condominium · 70 years left
1,518 sqftS$2,031,000S$1,338 psf
May 2024
The Tropica · 01-05 · Condominium · 71 years left
1,227 sqftS$1,518,000S$1,237 psf
Apr 2024
The Tropica · 01-05 · Condominium · 71 years left
990 sqftS$1,080,000S$1,091 psf
Apr 2024
The Tropica · 01-05 · Condominium · 71 years left
990 sqftS$1,050,000S$1,060 psf
Apr 2024
The Tropica · 11-15 · Condominium · 71 years left
1,227 sqftS$1,500,000S$1,222 psf
Mar 2024
The Tropica · 11-15 · Condominium · 71 years left
1,195 sqftS$1,600,000S$1,339 psf
Dec 2023
The Tropica · 01-05 · Condominium · 71 years left
1,227 sqftS$1,373,800S$1,120 psf
Dec 2023
The Tropica · 11-15 · Condominium · 71 years left
1,518 sqftS$1,880,088S$1,239 psf
Oct 2023
The Tropica · 11-15 · Condominium · 71 years left
1,238 sqftS$1,425,000S$1,151 psf
Sept 2023
The Tropica · 01-05 · Condominium · 71 years left
1,227 sqftS$1,378,000S$1,123 psf
Aug 2023
The Tropica · 06-10 · Condominium · 71 years left
990 sqftS$1,085,000S$1,096 psf
Jun 2023
The Tropica · 01-05 · Condominium · 72 years left
1,572 sqftS$1,750,000S$1,114 psf
May 2023
The Tropica · 11-15 · Condominium · 72 years left
excluded: outlier
1,507 sqftS$1,850,000S$1,228 psf
Apr 2023
The Tropica · 01-05 · Condominium · 72 years left
1,238 sqftS$1,240,000S$1,002 psf
Mar 2023
The Tropica · 01-05 · Condominium · 72 years left
1,195 sqftS$1,325,000S$1,109 psf
Feb 2023
The Tropica · 11-15 · Condominium · 72 years left
1,227 sqftS$1,440,000S$1,174 psf
Jan 2023
The Tropica · 06-10 · Condominium · 72 years left
1,238 sqftS$1,420,000S$1,147 psf
Dec 2022
The Tropica · 01-05 · Condominium · 72 years left
1,238 sqftS$1,240,000S$1,002 psf
Dec 2022
The Tropica · 06-10 · Condominium · 72 years left
1,227 sqftS$1,420,000S$1,157 psf
Oct 2022
The Tropica · 06-10 · Condominium · 72 years left
1,518 sqftS$1,688,000S$1,112 psf
Oct 2022
The Tropica · 11-15 · Condominium · 72 years left
1,238 sqftS$1,408,000S$1,137 psf
Sept 2022
The Tropica · 01-05 · Condominium · 72 years left
1,507 sqftS$1,650,000S$1,095 psf
Aug 2022
The Tropica · 01-05 · Condominium · 72 years left
1,227 sqftS$1,227,000S$1,000 psf
Aug 2022
The Tropica · 01-05 · Condominium · 72 years left
990 sqftS$910,000S$919 psf
Aug 2022
The Tropica · 06-10 · Condominium · 72 years left
1,238 sqftS$1,320,000S$1,066 psf
Jul 2022
The Tropica · 01-05 · Condominium · 73 years left
990 sqftS$888,888S$898 psf
May 2022
The Tropica · 01-05 · Condominium · 73 years left
990 sqftS$880,000S$889 psf
May 2022
The Tropica · 11-15 · Condominium · 73 years left
1,238 sqftS$1,300,000S$1,050 psf
May 2022
The Tropica · 06-10 · Condominium · 73 years left
1,518 sqftS$1,565,000S$1,031 psf
Apr 2022
The Tropica · 11-15 · Condominium · 73 years left
1,238 sqftS$1,460,000S$1,179 psf
Apr 2022
The Tropica · 01-05 · Condominium · 73 years left
1,335 sqftS$1,180,000S$884 psf
Mar 2022
The Tropica · 11-15 · Condominium · 73 years left
1,518 sqftS$1,650,000S$1,087 psf
Mar 2022
The Tropica · 06-10 · Condominium · 73 years left
1,238 sqftS$1,290,000S$1,042 psf
Feb 2022
The Tropica · 01-05 · Condominium · 73 years left
1,744 sqftS$1,500,000S$860 psf
Jan 2022
The Tropica · 01-05 · Condominium · 73 years left
1,518 sqftS$1,540,000S$1,015 psf
Dec 2021
The Tropica · 01-05 · Condominium · 73 years left
990 sqftS$890,000S$899 psf
Nov 2021
The Tropica · 01-05 · Condominium · 73 years left
1,238 sqftS$1,188,000S$960 psf
See more

Showing 60 of 62.

Sale prices as filed in caveats.

Where the lease takes this

About 68 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years63 yearsS$1,597,696S$1,763,985S$1,943,841S$1,998,652
10 years58 yearsS$1,505,552S$1,835,259S$2,228,585S$2,356,037
20 years48 yearsS$1,337,328S$1,987,199S$2,930,250S$3,274,995

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.