🔥 Founder pricing — S$49/mo

CONDODistrict 18

THE TROPICA

Details

Project: THE TROPICA
TOP year: 2000
Tenure: 99
Lease start: 1996
Total units: 537
Land size: 34,900 sqm (375,662 sqft)
Plot ratio: 2.1
Developer: Aster Land Development Pte Ltd
Gross rental yield: ~3.0% · ~$1.65M (est.)
Market segment: OCR
District: 18

Nearby Schools

Nearest primaryST. HILDA'S PRIMARY SCHOOL1.09 km
Nearest SAP schoolPOI CHING SCHOOLSAP

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~2.6%· low sample (2 sales)	~$1.69M	12
3 BR	~3.2%	~$1.64M	24

Relevant market insights

How District 18 compares across the market
Freehold vs leasehold — which performed better
At what remaining lease a leasehold becomes non-viable
Does being near an MRT lift returns

En-Bloc Likelihood

Very high likelihood

Ranks among the very highest for redevelopment interest among private condos.

THE TROPICA is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 26 years old · 69 years left on the lease · average unit size

Based on 4 comparable past collective-sale deals (YI MEI GARDENS 2013, Loyang Valley 2026, KATONG PARK TOWERS 2018).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio tracks 91 of 537 units at THE TROPICA. 73% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 19% have been held over 10 years.

73%

Free to sell now

66 of 91 tracked · past SSD

74%

Sitting on a gain

403 of 547 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 982 total recorded transactions.

								Sellable from
Mar 2026		Resale	$1,758,000	1,227	$1,433	3BR	—	Q1 2030
Dec 2025		Resale	$1,590,000	1,227	$1,296	3BR	—	Q4 2029
Oct 2025		Resale	$1,700,000	1,237	$1,374	3BR	—	Q4 2029
Oct 2025		Resale	$2,200,000	1,506	$1,461	2BR	—	Q4 2029
Oct 2025		Resale	$1,620,000	1,237	$1,310	3BR	—	Q4 2029
Oct 2025		Resale	$2,200,000	1,743	$1,262	3BR	—	Q4 2029
Oct 2025		Resale	$1,650,000	1,237	$1,334	3BR	—	Q4 2029
Sep 2025		Resale	$1,240,000	990	$1,253	2BR	—	Q3 2029
Jun 2025		Resale	$1,600,000	1,237	$1,293	3BR	—	Q2 2028
May 2025		Resale	$1,530,000	1,194	$1,281	3BR	—	Q2 2028

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

9 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Waterview	167 m	2026-06-01	Resale	$1,175,000	785	$1,497
Waterview	167 m	2026-06-01	Resale	$2,010,000	1,184	$1,698
Arc At Tampines	218 m	2026-06-01	Resale	$1,075,000	807	$1,332
Arc At Tampines	218 m	2026-06-01	Resale	$1,200,000	893	$1,344
Arc At Tampines	218 m	2026-06-01	Resale	$1,138,888	796	$1,431
Q Bay Residences	219 m	2026-06-01	Resale	$2,180,000	1,388	$1,571
Q Bay Residences	219 m	2026-06-01	Resale	$1,200,000	828	$1,449
Waterview	167 m	2026-05-01	Resale	$1,370,000	925	$1,481
Q Bay Residences	219 m	2026-05-01	Resale	$1,238,000	828	$1,495

Profit & Loss

haio estimate

60 realized resale exits at THE TROPICA over the 5y window — 60 profitable, 0 at a loss, averaging 3.01%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	8	24y 5m	2.69%
4BR	38	25y 3m	2.94%
5BR+	14	24y 3m	3.38%
Total	60	24y 11m	3.01%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of THE TROPICA. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at THE TROPICA today at ~$1,322 psf (the recent resale median — last 12 months, 8 sales)…

92.3%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=91 traced current owners, 100.0% unit-exact

haio+

the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at THE TROPICA, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:12 pm (5 h 10 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.6M, the median of recent sale transactions at THE TROPICA) — drag to explore what else that budget buys across Singapore.

Nearby Condos

7 within 1 km

Lowest

$1,399

psf

Average

$1,514

psf

Highest

$1,713

psf

This propertyNearby condo


167 m	Waterview	LH	2014	$1,496
218 m	Arc At Tampines	LH	2014	$1,399
219 m	Q Bay Residences	LH	2016	$1,495
411 m	The Santorini	LH	2017	$1,466
550 m	The Tapestry	LH	2021	$1,713
776 m	The Alps Residences	LH	2019	$1,515
990 m	Parc Central Residences	LH	2023	—

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

St. Hilda'S Primary School1–2 km1.01 km
Junyuan Primary School1–2 km1.24 km
Poi Ching School1–2 km1.28 km
Damai Primary School1–2 km1.51 km
Yu Neng Primary School1–2 km1.57 km
Red Swastika School1–2 km1.66 km
Tampines Primary School1–2 km1.74 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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