RPS · Resale Project Scorecard
Tropical Spring — Grade B
RPS score 5.43/10 · D18 · Pasir Ris, Tampines · 242 units · scored across 7 weighted factors — methodology published.
99YR · NCH (TAMPINES) PTE LTD · TOP 2002
Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: schools, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 1/10
Avg Ann. of +3.16% — below-median performance vs same-vintage peers (33th percentile of 2002-era cohort).
1 primary school within 1km (CHANGKAT PRIMARY SCHOOL, 0.36km away). Adequate but narrow school optionality.
242 units — good project size supporting active resale market and adequate facilities.
320m from Simei Mrt Stn (EW3) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.52% — above-average income return.
99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent.
Marginal future-catalyst exposure — nearest driver: Bayshore precinct (Bedok East) at 3.25km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Changkat Primary School.
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The verdict· Scores updated September 2026
Tropical Spring scores 5.43 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1607th of 2,357 resale condos scored in Singapore and 41st of 44 in District 18 (Pasir Ris, Tampines). Its strongest factors are MRT Proximity (9/10) and Project Size (8/10); its weakest is Future Transformation (1/10). Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: schools, future transformation.
See all 44 scored condos in District 18 (Pasir Ris, Tampines) →
RPS · Resale Project Scorecard
Recent resale transactions at Tropical Spring
12 months to September 2026 (Oct 2025 – Sep 2026): 11 resale transactions, median $1,221 psf, median price $1.63M. Median PSF is flat on the previous 12 months.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $1,188 psf | $1.65M |
| Jan–Mar 2026 | 1 | $1,312 psf | $1.40M |
| Apr–Jun 2026 | 3 | $1,214 psf | $1.63M |
| Jul–Sep 2026 | 2 | $1,278 psf | $1.53M |
| 12-month total | 11 | $1,221 psf | $1.63M |
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.
Tropical Spring: frequently asked questions
Answers generated from the scorecard data — RPS rank 1607th of 2,357, scores updated September 2026.
- Is Tropical Spring a good buy in 2026?
- Tropical Spring scores 5.43/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1607th of 2,357 Singapore resale condos and 41st of 44 in District 18 (Pasir Ris, Tampines). Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: schools, future transformation. 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 Tropical Spring?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 11 resale transactions at Tropical Spring, at a median of $1,221 psf and a median price of $1.63M (range $1,042 psf to $1,319 psf). The median PSF is flat on the previous 12 months (Oct 2024 – Sep 2025). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Tropical Spring from the nearest MRT station?
- Tropical Spring is about 320m from Simei MRT (EW3), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Tropical Spring compare with Simei Green Condo?
- Simei Green Condo is the project scored next to Tropical Spring on the District 18 ranking: 5.63 (Grade B) against Tropical Spring's 5.43 (Grade B). Tropical Spring scores higher on Tenure (7 vs 5); Simei Green Condo scores higher on Project Size (8 vs 10) and Rental Yield (6 vs 7).
- Which primary schools are within 1km of Tropical Spring?
- One primary school is within 1km of Tropical Spring: Changkat Primary School. 1 primary school within 1km (CHANGKAT PRIMARY SCHOOL, 0.36km away). Adequate but narrow school optionality. Tropical Spring scores 3/10 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 Tropical Spring, and how big is the project?
- Tropical Spring is 99-year leasehold, completed in 2002, has 242 units, developed by NCH (TAMPINES) PTE LTD. 99YR tenure — about 70 years remaining; some long-term decay exposure but not imminent. 242 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Tropical Spring 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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