THE TROPICA
UrbanLens Analysis
THE TROPICA commands $1,293 PSF -- 5% below what District 18 typically fetches ($1,363 PSF). Tampines West MRT is 1243m away (16-min walk), functional but not a headline selling point. Against PARKTOWN RESIDENCE at $2,363 PSF, the 45% discount is worth examining closely.
Prices have surged 18.0% in two years. That is strong performance, though buyers entering now face elevated downside risk. With 21 deals in two years, the pricing data has reasonable statistical weight. For context, MELVILLE PARK has gained 3.7% over the same period.
Around 69 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. Gross yield of 3.3% tracks the OCR average of 3.4%. At $4,506/month median rent, income is market-rate -- neither a standout nor a weakness.
The 537-unit scale means deep amenities and low per-unit maintenance, but mass listings during market dips can weigh on pricing.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| PARKTOWN RESIDENCE | $2,363 | — | 0.0% |
| AURELLE OF TAMPINES | $1,769 | — | 0.0% |
| TREASURE AT TAMPINES | $1,738 | 3.7% | +5.6% |
| THE TAPESTRY | $1,704 | 3.9% | +3.8% |
| MELVILLE PARK | $919 | 4.2% | +3.7% |
PSF Trend
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