condo · 529877
Tropical Spring
Project page · 99-year lease from 1997
Indicative value range
S$1,630,000 – S$1,721,120
Indicative mid S$1,650,000 · S$1,236 psf
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Tropical Spring | 01-05 | 1,076 sqft | S$1,388,000 | S$1,290 psf | ×1.000 | S$1,290 psf |
| Aug 2026 | Tropical Spring | 01-05 | 1,335 sqft | S$1,650,000 | S$1,236 psf | ×1.000 | S$1,236 psf |
| Aug 2026 | Tropical Spring | 06-10 | 1,076 sqft | S$1,420,000 | S$1,319 psf | ×1.000 | S$1,319 psf |
| Jun 2026 | Tropical Spring | 01-05 | 1,335 sqft | S$1,600,000 | S$1,199 psf | ×1.000 | S$1,199 psf |
| Jun 2026 | Tropical Spring | 01-05 | 1,335 sqft | S$1,630,000 | S$1,221 psf | ×1.000 | S$1,221 psf |
How accurate is this estimate for Tropical Spring?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 10 sales in Tropical Spring since.
- Median error
- 1.9%
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.
3.20% gross yield
S$52,800 of rent a year against the estimate above · 0.35 points below flats like it
Leases signed here within a quarter of this size run about S$4,400 a month, the middle of 40 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 1500-1600 sqft | 3 | Non-landed Properties | S$5,000 |
| Q3 2026 | 1500-1600 sqft | 3 | Non-landed Properties | S$5,000 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,950 |
| Q3 2026 | 1700-1800 sqft | 3 | Non-landed Properties | S$4,900 |
| Q3 2026 | 1700-1800 sqft | 3 | Non-landed Properties | S$4,900 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,750 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,600 |
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,600 |
median of 40 URA rental contracts at Tropical Spring within a quarter of 124 sqm, since 2025Q4.
Buying or selling at S$1,650,000?
Buying: Stamp duty on S$1,650,000 · Cash and CPF needed on S$1,650,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,650,000.
Each opens with this figure filled in; change anything there.
Primary schools near 31 Simei Street 4
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
- Changkat Primary School · 314 m · no 2025 Phase 2C ballot
1 to 2 km
- Chongzheng Primary School · 1,093 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yumin Primary School · 1,093 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- East Spring Primary School · 1,385 m · no 2025 Phase 2C ballot
- Tampines Primary School · 1,415 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,492 m · no 2025 Phase 2C ballot
- Junyuan Primary School · 1,812 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Gongshang Primary School · 1,842 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Tropical Spring · 01-05 · Condominium · 69 years left | 1,076 sqft | S$1,388,000 | S$1,290 psf |
| Aug 2026 | Tropical Spring · 06-10 · Condominium · 69 years left | 1,076 sqft | S$1,420,000 | S$1,319 psf |
| Aug 2026 | Tropical Spring · 01-05 · Condominium · 69 years left | 1,335 sqft | S$1,650,000 | S$1,236 psf |
| Jun 2026 | Tropical Spring · 01-05 · Condominium · 70 years left | 1,335 sqft | S$1,600,000 | S$1,199 psf |
| Jun 2026 | Tropical Spring · 01-05 · Condominium · 70 years left | 1,335 sqft | S$1,630,000 | S$1,221 psf |
| Apr 2026 | Tropical Spring · 06-10 · Condominium · 70 years left | 1,378 sqft | S$1,672,888 | S$1,214 psf |
| Jan 2026 | Tropical Spring · 06-10 · Condominium · 70 years left | 1,066 sqft | S$1,398,000 | S$1,312 psf |
| Dec 2025 | Tropical Spring · 06-10 · Condominium · 70 years left | 1,335 sqft | S$1,630,000 | S$1,221 psf |
| Dec 2025 | Tropical Spring · 01-05 · Condominium · 70 years left | 1,776 sqft | S$1,850,000 | S$1,042 psf |
| Nov 2025 | Tropical Spring · 06-10 · Condominium · 70 years left excluded: outlier | 1,378 sqft | S$1,600,000 | S$1,161 psf |
| Nov 2025 | Tropical Spring · 01-05 · Condominium · 70 years left excluded: outlier | 1,389 sqft | S$1,650,000 | S$1,188 psf |
| Oct 2025 | Tropical Spring · 06-10 · Condominium · 70 years left | 1,378 sqft | S$1,730,000 | S$1,256 psf |
| Sept 2025 | Tropical Spring · 01-05 · Condominium · 70 years left | 1,356 sqft | S$1,650,000 | S$1,217 psf |
| Aug 2025 | Tropical Spring · 06-10 · Condominium · 70 years left | 1,378 sqft | S$1,698,800 | S$1,233 psf |
| Jul 2025 | Tropical Spring · 06-10 · Condominium · 71 years left | 1,389 sqft | S$1,685,000 | S$1,214 psf |
| Feb 2025 | Tropical Spring · 01-05 · Condominium · 71 years left | 1,335 sqft | S$1,620,000 | S$1,214 psf |
| Jan 2025 | Tropical Spring · 11-15 · Condominium · 71 years left | 1,335 sqft | S$1,638,000 | S$1,227 psf |
| Jan 2025 | Tropical Spring · 06-10 · Condominium · 71 years left | 1,528 sqft | S$1,860,000 | S$1,217 psf |
| Jul 2024 | Tropical Spring · 06-10 · Condominium · 72 years left | 1,335 sqft | S$1,550,000 | S$1,161 psf |
| May 2024 | Tropical Spring · 06-10 · Condominium · 72 years left | 1,378 sqft | S$1,595,000 | S$1,158 psf |
| May 2024 | Tropical Spring · 01-05 · Condominium · 72 years left | 1,335 sqft | S$1,538,888 | S$1,153 psf |
| Apr 2024 | Tropical Spring · 01-05 · Condominium · 72 years left | 1,335 sqft | S$1,500,000 | S$1,124 psf |
| Jan 2024 | Tropical Spring · 06-10 · Condominium · 72 years left | 1,528 sqft | S$1,772,888 | S$1,160 psf |
| Oct 2023 | Tropical Spring · 06-10 · Condominium · 72 years left | 1,378 sqft | S$1,500,000 | S$1,089 psf |
| Aug 2023 | Tropical Spring · 01-05 · Condominium · 72 years left | 1,367 sqft | S$1,438,000 | S$1,052 psf |
| Jul 2023 | Tropical Spring · 01-05 · Condominium · 73 years left | 1,076 sqft | S$1,120,000 | S$1,041 psf |
| Jun 2023 | Tropical Spring · 06-10 · Condominium · 73 years left | 1,335 sqft | S$1,400,000 | S$1,049 psf |
| Jun 2023 | Tropical Spring · 06-10 · Condominium · 73 years left | 1,066 sqft | S$1,165,000 | S$1,093 psf |
| Jun 2023 | Tropical Spring · 01-05 · Condominium · 73 years left | 1,528 sqft | S$1,645,000 | S$1,076 psf |
| May 2023 | Tropical Spring · 06-10 · Condominium · 73 years left | 1,389 sqft | S$1,528,000 | S$1,100 psf |
| Apr 2023 | Tropical Spring · 01-05 · Condominium · 73 years left | 1,335 sqft | S$1,400,000 | S$1,049 psf |
| Mar 2023 | Tropical Spring · 01-05 · Condominium · 73 years left | 1,927 sqft | S$1,800,000 | S$934 psf |
| Feb 2023 | Tropical Spring · 01-05 · Condominium · 73 years left | 1,496 sqft | S$1,620,000 | S$1,083 psf |
| Jan 2023 | Tropical Spring · 06-10 · Condominium · 73 years left | 1,076 sqft | S$1,150,000 | S$1,068 psf |
| Sept 2022 | Tropical Spring · 01-05 · Condominium · 73 years left | 1,378 sqft | S$1,320,000 | S$958 psf |
| Aug 2022 | Tropical Spring · 06-10 · Condominium · 73 years left | 1,389 sqft | S$1,400,000 | S$1,008 psf |
| Jul 2022 | Tropical Spring · 06-10 · Condominium · 74 years left | 1,335 sqft | S$1,320,000 | S$989 psf |
| Jul 2022 | Tropical Spring · 01-05 · Condominium · 74 years left | 1,787 sqft | S$1,650,000 | S$923 psf |
| Jul 2022 | Tropical Spring · 01-05 · Condominium · 74 years left | 1,356 sqft | S$1,140,000 | S$841 psf |
| Jun 2022 | Tropical Spring · 01-05 · Condominium · 74 years left | 1,066 sqft | S$980,000 | S$920 psf |
| Jun 2022 | Tropical Spring · 06-10 · Condominium · 74 years left | 1,076 sqft | S$1,105,000 | S$1,027 psf |
| Apr 2022 | Tropical Spring · 01-05 · Condominium · 74 years left | 1,335 sqft | S$1,250,000 | S$937 psf |
| Apr 2022 | Tropical Spring · 01-05 · Condominium · 74 years left | 1,066 sqft | S$1,000,000 | S$938 psf |
| Mar 2022 | Tropical Spring · 01-05 · Condominium · 74 years left | 1,356 sqft | S$1,312,000 | S$967 psf |
| Feb 2022 | Tropical Spring · 06-10 · Condominium · 74 years left | 1,528 sqft | S$1,500,000 | S$981 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Tropical Spring · 1500-1600 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.23 psf |
| Q3 2026 | Tropical Spring · 1500-1600 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.23 psf |
| Q3 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,950 | S$3.67 psf |
| Q3 2026 | Tropical Spring · 1700-1800 sqft · 3 bed · Non-landed Properties | S$4,900 | S$2.80 psf |
| Q3 2026 | Tropical Spring · 1700-1800 sqft · 3 bed · Non-landed Properties | S$4,900 | S$2.80 psf |
| Q3 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,750 | S$3.52 psf |
| Q3 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.41 psf |
| Q3 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.41 psf |
| Q3 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.41 psf |
| Q3 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.26 psf |
| Q3 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.26 psf |
| Q3 2026 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.71 psf |
| Q2 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.41 psf |
| Q2 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,350 | S$3.22 psf |
| Q2 2026 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,200 | S$4.00 psf |
| Q2 2026 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,100 | S$3.90 psf |
| Q2 2026 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,100 | S$3.90 psf |
| Q2 2026 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,100 | S$3.90 psf |
| Q2 2026 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,000 | S$3.81 psf |
| Q2 2026 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.71 psf |
| Q1 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$5,200 | S$3.85 psf |
| Q1 2026 | Tropical Spring · 1500-1600 sqft · 3 bed · Non-landed Properties | S$5,200 | S$3.35 psf |
| Q1 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.63 psf |
| Q1 2026 | Tropical Spring · 1700-1800 sqft · 3 bed · Non-landed Properties | S$4,900 | S$2.80 psf |
| Q1 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.63 psf |
| Q1 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.48 psf |
| Q1 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.41 psf |
| Q1 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.26 psf |
| Q1 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.26 psf |
| Q1 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.26 psf |
| Q1 2026 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.19 psf |
| Q1 2026 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,200 | S$4.00 psf |
| Q1 2026 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,100 | S$3.90 psf |
| Q1 2026 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,000 | S$3.81 psf |
| Q1 2026 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,000 | S$3.81 psf |
| Q4 2025 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.33 psf |
| Q4 2025 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.26 psf |
| Q4 2025 | Tropical Spring · 1500-1600 sqft · 3 bed · Non-landed Properties | S$4,350 | S$2.81 psf |
| Q4 2025 | Tropical Spring · 1500-1600 sqft · 3 bed · Non-landed Properties | S$4,200 | S$2.71 psf |
| Q4 2025 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.71 psf |
| Q3 2025 | Tropical Spring · 1500-1600 sqft · 3 bed · Non-landed Properties | S$5,400 | S$3.48 psf |
| Q3 2025 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,600 | S$3.41 psf |
| Q3 2025 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.33 psf |
| Q3 2025 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,250 | S$3.15 psf |
| Q3 2025 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.11 psf |
| Q3 2025 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,150 | S$3.07 psf |
| Q3 2025 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,000 | S$3.81 psf |
| Q2 2025 | Tropical Spring · 1500-1600 sqft · 3 bed · Non-landed Properties | S$5,200 | S$3.35 psf |
| Q2 2025 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,700 | S$4.48 psf |
| Q2 2025 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,350 | S$3.22 psf |
| Q2 2025 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,300 | S$4.10 psf |
| Q2 2025 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.19 psf |
| Q2 2025 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.71 psf |
| Q1 2025 | Tropical Spring · 1500-1600 sqft · 3 bed · Non-landed Properties | S$5,200 | S$3.35 psf |
| Q1 2025 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.26 psf |
| Q1 2025 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,300 | S$4.10 psf |
| Q1 2025 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,000 | S$3.81 psf |
| Q1 2025 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,000 | S$2.96 psf |
| Q1 2025 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.62 psf |
| Q1 2025 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.62 psf |
| Q4 2024 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,000 | S$2.96 psf |
| Q3 2024 | Tropical Spring · 1400-1500 sqft · 3 bed · Non-landed Properties | S$4,800 | S$3.31 psf |
| Q3 2024 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,750 | S$3.52 psf |
| Q3 2024 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.26 psf |
| Q3 2024 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.19 psf |
| Q3 2024 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.19 psf |
| Q3 2024 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,200 | S$4.00 psf |
| Q3 2024 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,150 | S$3.07 psf |
| Q3 2024 | Tropical Spring · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,100 | S$3.04 psf |
| Q3 2024 | Tropical Spring · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.62 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 69 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 now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 64 years | S$1,578,561 | S$1,742,859 | S$1,920,561 | S$1,974,716 |
| 10 years | 59 years | S$1,487,521 | S$1,813,280 | S$2,201,894 | S$2,327,820 |
| 20 years | 49 years | S$1,321,312 | S$1,963,400 | S$2,895,156 | S$3,235,773 |
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.