RPS · Resale Project Scorecard
The Tropica — Grade B
RPS score 6.28/10 · D18 · Pasir Ris, Tampines · 537 units · scored across 7 weighted factors — methodology published.
99YR · ASTER LAND DEVELOPMENT PTE LTD · TOP 2000
Solid, middle-of-the-pack project. Standout strengths: project size, schools. Key weaknesses: capital appreciation, MRT access.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 5/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +3.00% — below-median performance vs same-vintage peers (30th percentile of 2000-era cohort).
1 primary school within 1km (ST. HILDA'S PRIMARY SCHOOL, 1.00km away). Adequate but narrow school optionality.
537 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
1.23km from Tampines West Mrt Stn (DT31) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 3.38% — above-average income return.
99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.
Moderate future-catalyst exposure — nearest meaningful driver: Paya Lebar Air Base redevelopment at 0.73km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: ST. Hilda's Primary School.
The verdict· Scores updated September 2026
The Tropica scores 6.28 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 839th of 2,357 resale condos scored in Singapore and 31st of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are Project Size (10/10) and Primary School Effect (9/10); its weakest is MRT Proximity (4/10). Solid, middle-of-the-pack project. Standout strengths: project size, schools. Key weaknesses: capital appreciation, MRT access.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at The Tropica
12 months to September 2026 (Oct 2025 – Sep 2026): 10 resale transactions, median $1,321 psf, median price $1.68M. Median PSF is up 2.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,284 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 6 | $1,321 psf | $1.68M |
| Jan–Mar 2026 | 1 | $1,433 psf | $1.76M |
| Apr–Jun 2026 | 1 | $1,360 psf | $2.05M |
| Jul–Sep 2026 | 2 | $1,202 psf | $1.34M |
| 12-month total | 10 | $1,321 psf | $1.68M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
The Tropica: frequently asked questions
Answers generated from the scorecard data — RPS rank 839th of 2,357, scores updated September 2026.
- Is The Tropica a good buy in 2026?
- The Tropica scores 6.28/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 839th of 2,357 Singapore resale condos and 31st of 44 in District 18 (Pasir Ris, Tampines). Solid, middle-of-the-pack project. Standout strengths: project size, schools. Key weaknesses: capital appreciation, MRT access. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at The Tropica?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 10 resale transactions at The Tropica, at a median of $1,321 psf and a median price of $1.68M (range $1,121 psf to $1,460 psf). The median PSF is up 2.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,284 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Tropica from the nearest MRT station?
- The Tropica is about 1.2km from Tampines West MRT (DT31), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does The Tropica compare with Elias Green?
- Elias Green is the project scored next to The Tropica on the District 18 ranking: 6.33 (Grade B) against The Tropica's 6.28 (Grade B). The Tropica scores higher on Project Size (10 vs 8) and Future Transformation (6 vs 4); Elias Green scores higher on MRT Proximity (4 vs 6) and Primary School Effect (9 vs 10).
- Which primary schools are within 1km of The Tropica?
- One primary school is within 1km of The Tropica: ST. Hilda's Primary School. 1 primary school within 1km (ST. HILDA'S PRIMARY SCHOOL, 1.00km away). Adequate but narrow school optionality. The Tropica scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of The Tropica, and how big is the project?
- The Tropica is 99-year leasehold, completed in 2000, has 537 units, developed by ASTER LAND DEVELOPMENT PTE LTD. 99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent. 537 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of The Tropica in Pasir Ris, Tampines
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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