Tropical Spring

45 filed transactions · District 18 · OCR

Median, per square foot
1,100 psf
Observed range
S$841 — S$1,319 psf45 filed transactions · 43% low to highS$1,539k median filed price
▲ 5.5% vs 12 months ago

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it
I own it

Median price by month24 months with a sale

Mar '23 · S$1,800kSep '26 · S$1,388k

The transactions behind those figures

20 of 45 · filed, nothing modelled

URA does not include the number of bedrooms in a sale record.

100 sqm · floor 01-05Condominium · Resale · 2026-09
S$1,388,000$1289 psf
100 sqm · floor 06-10Condominium · Resale · 2026-08
S$1,420,000$1319 psf
124 sqm · floor 01-05Condominium · Resale · 2026-08
S$1,650,000$1236 psf
124 sqm · floor 01-05Condominium · Resale · 2026-06
S$1,630,000$1221 psf
124 sqm · floor 01-05Condominium · Resale · 2026-06
S$1,600,000$1199 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

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

© OneMap, SLA · © OpenStreetMap
Median psf · Condo
under $1,206
$1,206
$1,402
$1,578
$1,812
$2,157+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This project—

Too few filed sales at both ends of this project — it needs 3 high and 3 low. The figure beside is District 18, not here.

District 18, typical project+2.5%

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. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

StoreysMedian psfFiled sales
01-05S$1,2901,905
06-10S$1,4081,703
11-15S$1,449944
16-20S$1,22143

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · storey bands as published · a median of filed sales, 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
7 more between 1km and 2km
The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.
How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

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
  • Preschools6 within 1kmnearest 282m
  • 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.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

7projects within 300m
$1,224–$1,580the middle half, per sq ft
$1,429median of those sales

From 82 filed sales, at most the 20 most recent per project — 3 have sold more than is counted here.

Scroll sideways to see the date, storey, size and psf →

ProjectAwayFiledFloorSizePSF
Double Bay Residences104m2026-0901-0550 sqm$1,366
Double Bay Residences104m2026-0901-05122 sqm$1,424
Double Bay Residences104m2026-0911-1593 sqm$1,528
Double Bay Residences104m2026-0906-10118 sqm$1,492
My Manhattan237m2026-0901-0541 sqm$1,609
Double Bay Residences104m2026-0801-05144 sqm$1,545
Double Bay Residences104m2026-0801-05183 sqm$1,091
My Manhattan237m2026-0806-1087 sqm$1,634
Modena168m2026-0701-0590 sqm$1,270
My Manhattan237m2026-0706-1087 sqm$1,580
My Manhattan237m2026-0606-1080 sqm$1,643
My Manhattan237m2026-0601-0552 sqm$1,465
Double Bay Residences104m2026-0511-1587 sqm$1,452
Modena168m2026-0506-10126 sqm$1,326
Double Bay Residences104m2026-0401-0593 sqm$1,468
Double Bay Residences104m2026-0406-1093 sqm$1,478
Double Bay Residences104m2026-0401-0593 sqm$1,486

The 17 most recent of 82 at this radius. Storey bands as published; no feed carries a unit number.

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 refund from proceeds
Fees
Sale price · S$1,539,000
Outstanding loan
CPF principal used
CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$1,539,000

Your figures · CPF interest estimated
Sale priceS$1,539,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$36,350
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$1,120,234
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. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

  1. Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
  2. Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
  3. Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Optional — but it's the single biggest thing the public data can't see.

What are you weighing up?
Rough timing
Staying in touch — optional

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