CommercialRESIDENTIALLeaseholdDistrict 18 · Tampines

The Tropica

Reviewed by Nathan TangUpdated 8 November 2026Data through Mar 2023

Quick Summary

The Tropica is a commercial building in District 18 · Tampines, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.1. It is leasehold with roughly 69 years remaining. 10 transactions are on record since 1995, at a median S$1,284 psf, most recently in Mar 2023. 2 units are currently listed for sale or rent. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on The Tropica.

Ask PropKaki

What are the key facts about The Tropica?

Key takeawayThe Tropica is a commercial building in District 18 · Tampines, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1
Tenure: Leasehold
District / Area: District 18 · Tampines
Address: 59 Tampines Avenue 1
Land area: 34,900 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 540
Managing agent: SAVILLS PROPERTY MANAGEMENT PTE LTD
Strata formed: 2001 (MCST 2596)
Submarket: Suburban
Units with a recorded sale: At least 2
Transactions on record: 10 (records start 1995)
Live listings: 2
ACRA registrations: 1

About The Tropica

The Tropica is a mixed-use building in Tampines (District 18). It is located along Tampines Avenue 1, Singapore 529775.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.1.

The site is leasehold, with about 69 years remaining on the lease. It occupies roughly 34,900 sqm of land with about 41,545 sqm of gross floor area.

10 transactions have been recorded here, at a median of S$1,284 psf. The most recent was in March 2023.

1 business is currently registered at this address with ACRA.

The closest bus stop (Tropica Condo) is 185 m away (about a 3-minute walk).

What is The Tropica zoned as?

Key takeawayThe Tropica sits on land zoned RESIDENTIAL with a gross plot ratio of 2.1.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.1

Run the full zoning report for this building →

What has The Tropica sold for?

Key takeawayAcross 10 recorded transactions since 1995, the median price is about S$288k, most recently in Mar 2023.

Date	Use	Price	Area	PSF
Mar 2023	Retail	S$465k	194 sqft	$2,400
Aug 2022	Retail	S$427k	194 sqft	$2,202
Jun 2020	Retail	S$420k	194 sqft	$2,168
Jun 2013	Retail	S$392k	194 sqft	$2,023
Feb 2012	Retail	S$249k	194 sqft	$1,284
Feb 2012	Retail	S$249k	194 sqft	$1,284
Dec 2009	Retail	S$328k	388 sqft	$846
Oct 2009	Retail	S$220k	388 sqft	$568
Sept 2001	Retail	S$194k	194 sqft	$1,002
Sept 2001	Retail	S$194k	194 sqft	$1,002

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at The Tropica rent for?

Key takeawayNo street- or building-level rent is published here. Across District 18 retail, retail space rented at a median of $18.35 psf a month in 2026Q3, with the middle half of leases between $15.60 and $25.03. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 18 retail

Region band · 2026Q3

25th pct

$15.60

$167.95 psm

Median

$18.35

$197.55 psm

75th pct

$25.03

$269.47 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 18 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around The Tropica

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

How fast units move at The Tropica

Key takeawayBased on listings we track, as of our last check on 28 Aug 2026: 1 unit for rent; 1 unit for sale.

Rent: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

Sale: between 6 Aug 2026 and 28 Aug 2026, 0 new listings appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.

One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.

What's been approved at The Tropica?

Key takeawayURA has approved 5 changes of use at The Tropica since 2000, most recently in 2017. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

29 May 2017ApprovedFloor 1
Change of use to takeaway food shop
Proposed change of use of unit #01-XX to takeaway food shop at the tropica
2 Jul 2014Approved
Additions & alterations
Construction of covering over private enclosed space (pes)
30 Jul 2012RenewedFloor 1
Continued use as cafe
Continued use of the 1st storey shop (#01-XX) as cafe
15 Jan 2010ApprovedFloor 1
Change of use to eating house
Change of use of the 1st storey shop (#01-XX) to eating house
2 Sept 2009ApprovedFloor 1
Change of use to cafe
Change of use of the 1st storey shop (#01-XX) to cafe
27 Jun 2008ApprovedFloor 1
Change of use to beauty salon cum wellness centre
Change of use of the 1st sty shop (#01-XX) to beauty salon cum wellness centre
13 Jun 2005ApprovedFloor 1
Change of use to restaurant
Change of use of the 1st storey shop (#01-XX) to restaurant (cafeteria)

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Tampines Avenue 1 price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near The Tropica?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Retail rents — District 18 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 2 & 3 · 30 & Below	$288.17	$334.04	$372.08
B1 & Below · 30 & Below	$402.91	$419.52	$444.18
Level 1 · 30 & Below	$338.80	$476.56	$507.11
Level 2 & 3 · >30 - 100	$160.23	$185.71	$256.74
B1 & Below · >30 - 100	$242.12	$313.16	$407.37
Level 4 & Above · >30 - 100	$246.24	$280.87	$292.97
Level 1 · >30 - 100	$145.32	$182.85	$282.19
Level 1 · >100 - 300	$150.78	$175.58	$214.75

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is available at The Tropica right now?

Key takeaway2 units are currently listed at The Tropica — 1 for sale and 1 for rent. One row per unit; several agents often market the same unit.

For sale (1)

The Tropica2 agentsS$595k · 194 sqft

For rent (1)

The TropicaS$2k/mo · 215 sqft

Browse every listing at this building →

What is near The Tropica?

Amenities nearby

Educational Institution · 66 mTropica Condo · 185 mBedok Reservoir Pk · 190 mPlace Of Worship · 557 mTampines West Community Club · 943 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at The Tropica

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Tampines West, 1.2 km away. 2 public car parks are within 500 m.

Foot traffic: busier than 11% of retail buildings

no MRT/LRT within 1 km (nearest Tampines West, 1.2 km); bus stops within 400 m: 4, about 11,000 taps a weekday; Tampines: 84,200 resident workers (Census 2020, by workplace); about 44,000 residents within 1 km (June 2026); 0 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Bus

4 bus stops within 400 m, with about 11,000 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 891B Tampines Avenue 8 (HDB)403 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 365 car lots
Blk 879C Tampines Avenue 8 (HDB)428 m
S$0.60 per half-hour at midday on a weekday · gantry 2.15 m · 330 car lots

HDB season (car): Tier 1 $110/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $120 Rest of Island, $170 Designated Area, $190 Restricted Zone (sheltered: multi-storey, basement, deck). Industrial-park multi-storey car parks: $110 / $120. Which zone this car park is in is not published as data.

Nearest URA season parking: Tampines Industrial Av E 3, 1.3 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. The Tropica's own car park, if it has one, and its charges are not in the open data.

Who's registered at The Tropica?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list The Tropica as their registered address. These are registered businesses, not who occupies the space.

Other services
1

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

Frequently asked questions about The Tropica

Where is The Tropica?⌄

The Tropica is at 59 Tampines Avenue 1, Singapore 529775, in the Tampines planning area.

What is The Tropica zoned as?⌄

The Tropica sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.1.

What is the tenure of The Tropica?⌄

The Tropica is leasehold. About 69 years remain on the lease.

What have units at The Tropica sold for?⌄

Across 10 recorded transactions, the median price is S$1,284 psf. The latest was in March 2023.

How many businesses are registered at The Tropica?⌄

1 business is currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

For agents · in the PropKaki app

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This development is also registered as the residential project The Tropica.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.