Flamingo Valley
Flamingo Valley is a freehold condominium in District 15 (Bedok) that obtained TOP in 2014, with 393 units across 11 blocks. Across 678 transactions on record, units have recently transacted around S$1.70M (S$1,800 psf, ~936 sqft). There are 53 units for sale from S$950k to S$15.88M.
| Tenure | Freehold |
|---|---|
| TOP year | 2014 |
| Developer | FCL ESTATES PTE LTD |
| Units | 393 in 11 blocks |
| District and area | District 15 · Bedok · RCR |
| Latest median psf | S$1,800 psf, last 12 URA caveats to Sep 2026 |
What's for sale and for rent at Flamingo Valley?
Flamingo Valley has 53 units listed for sale, asking S$950k to S$15.88M (median S$1,910 psf), and 25 units for rent at a median of S$4,100 a month.
For sale
53 listings
S$950k – S$15.88M
For rent
25 listings
S$2,200 – S$4,800 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 0-bedroom | 2 | S$980k–S$1000k | — |
| 1-bedroom | 5 | S$968k–S$980k | S$1,896 psf |
| 2-bedroom | 2 | S$1.66M–S$1.88M | S$1,838 psf |
| 3-bedroom | 37 | S$1.86M–S$3.00M | S$1,910 psf |
| 4-bedroom | 3 | S$3.29M–S$3.29M | S$2,068 psf |
| 5-bedroom | 3 | S$7.18M–S$15.88M | — |
| Unspecified | 1 | S$950k–S$950k | — |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Flamingo Valley?
PropKaki has 86 layouts on record for Flamingo Valley, from 1 to 4 bedrooms (517 sqft to 3,111 sqft).
| Bedrooms | Layouts | Sizes |
|---|---|---|
| 1 Bedroom | 5 | 517 to 678 sq ft |
| 2 Bedroom | 25 | 786 to 2,250 sq ft |
| 3 Bedroom | 34 | 990 to 3,111 sq ft |
| 4 Bedroom | 8 | 1,593 to 2,960 sq ft |
| Other layouts | 14 | 1,195 to 2,293 sq ft |
PropKaki holds 34 floor plans for Flamingo Valley.
See Flamingo Valley's floor plans — ask PropKaki.
Ask PropKakisqm ↔ sq ft converterLayouts digitised from developer brochures.
What is the price and PSF at Flamingo Valley?
Units have recently transacted around S$1.70M (S$1,800 psf), at a gross rental yield of about 2.3% (URA caveat data).
Recent median price
S$1.70M
recent · 678 sales on record
Median PSF
S$1,800 psf
recent transactions
Median rent (monthly)
S$3,208
1,407 rentals on record
Gross rental yield
2.3%
indicative, gross
Units currently for sale are asking a median of S$1,910 psf — about 6% above the most recent transacted PSF.
Source: URA caveat data, through Sept 2026.
What has recently sold at Flamingo Valley?
Flamingo Valley has 678 recorded sales; the most recent transacted at S$1,860,000 in Sept 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Sept 2026 | S$1,860,000 | 990 | S$1,878 psf |
| Sept 2026 | S$930,000 | 517 | S$1,800 psf |
| Sept 2026 | S$1,700,000 | 936 | S$1,815 psf |
| Sept 2026 | S$900,000 | 517 | S$1,742 psf |
| Aug 2026 | S$2,500,000 | 1,216 | S$2,055 psf |
| Jul 2026 | S$3,390,000 | 2,067 | S$1,640 psf |
| Jul 2026 | S$2,030,000 | 1,195 | S$1,699 psf |
| Jul 2026 | S$1,618,000 | 840 | S$1,927 psf |
| Jun 2026 | S$1,560,000 | 861 | S$1,812 psf |
| Jun 2026 | S$980,000 | 581 | S$1,686 psf |
| May 2026 | S$2,255,000 | 1,206 | S$1,870 psf |
| Apr 2026 | S$4,220,000 | 2,573 | S$1,640 psf |
678 sales and 1,407 rentals on record since Jan 1995. Source: URA.
Are prices at Flamingo Valley rising?
The median transacted PSF at Flamingo Valley has risen 35% over the past 9 years (2017–2026), from S$1,343 psf to S$1,815 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,815 psf | S$2.07M | 22 | -2.3% |
| 2025 | S$1,858 psf | S$2.40M | 19 | +4.7% |
| 2024 | S$1,775 psf | S$1.77M | 14 | +0.2% |
| 2023 | S$1,772 psf | S$2.20M | 15 | +6.1% |
| 2022 | S$1,670 psf | S$1.49M | 22 | +11.3% |
| 2021 | S$1,500 psf | S$1.83M | 39 | +5.9% |
| 2020 | S$1,417 psf | S$1.50M | 14 | -1.6% |
| 2019 | S$1,440 psf | S$1.70M | 11 | -0.1% |
| 2018 | S$1,442 psf | S$1.63M | 19 | +7.4% |
| 2017 | S$1,343 psf | S$1.36M | 17 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is Flamingo Valley a good investment?
Of 224 units at Flamingo Valley that were bought and later resold (bought from 1995, resold up to 2026), 88% sold for more than they were bought for, with a median gain of 15% over a median 8.1-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.3%. Units listed now ask about 6% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
88%
of 224 resales here
Median gain
15%
gross, before costs
Median hold
8.1 years
bought to resold
Every unit at Flamingo Valley with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is Flamingo Valley and what's nearby?
Flamingo Valley is located in Bedok, in the East Region of Singapore.
Flamingo Valley is a freehold condominium completed in 2014. It was developed by FCL ESTATES PTE LTD. The development has 393 residential units. It sits on a land area of 31,161 sqm and has a gross floor area of 43,504 sqm. The plot ratio is 1.4.
FLAMINGO VALLEY is located at 462 Siglap Road, Singapore 454852. It is part of District 15, Katong / Joo Chiat / Amber Road, Bedok. The project falls within the East Region and the RCR market segment.
The nearest rail connection is Bedok MRT Exit A, approximately 970m away, around 15 minutes on foot. Nearby amenities include Bedok Mall for shopping, ZAC MEAT & POULTRY PTE LTD for groceries, and Elite Terrace Pk for greenery and recreation. Facilities in the development include Barbeque Area, Gymnasium room, Jogging track, Lap pool, Multi-purpose hall, and Pavillion.
How far is Flamingo Valley from MRT and schools?
2 schools are within 1 km, including 2 primary schools.
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Opera Estate Primary SchoolPrimary schoolwithin 1 km · P1 priority236 m
- St. Stephen's SchoolPrimary schoolwithin 1 km · P1 priority665 m
- Victoria SchoolSecondary school1.1 km
- St. Patrick's SchoolSecondary school1.2 km
- Victoria Junior CollegeJunior college1.2 km
- Chij Katong ConventSecondary school1.4 km
- Ngee Ann Primary SchoolPrimary school1.5 km
- Fengshan Primary SchoolPrimary school1.7 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built Flamingo Valley and how big is the development?
Flamingo Valley was developed by FCL ESTATES PTE LTD, with 393 units over up to 5 storeys.
- Developer
- FCL ESTATES PTE LTD
- Floors
- 5 storeys
- Blocks
- 11
- Land area
- 31,161 sqm (335,414 sqft)
- Gross floor area
- 43,504 sqm (468,273 sqft)
- Plot ratio
- 1.40
What facilities does Flamingo Valley have?
Flamingo Valley has 10 facilities, including Barbeque Area, Gymnasium room, Jogging track, Lap pool, and more.
What does it cost to own a unit at Flamingo Valley?
Buying a unit at Flamingo Valley (~S$1.70M) needs about S$12,445/mo in income and S$5,725/mo in repayments, after S$54,600 stamp duty and a S$425k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.70M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$54,600
BSD, tiered
Downpayment (25%)
S$425k
cash + CPF
Monthly instalment
S$5,725/mo
30y @ 3.5%
Income required
S$12,445/mo
TDSR @ stress rate
How many property agents are active around Flamingo Valley?
10,154 CEA-registered agents closed at least one recorded deal in District 15 — where Flamingo Valley sits — in the last 12 months, across all property types.
Active agents · 12mo
10,154
District 15 · closed ≥1 deal
Deals on record
62,704
all-time · all property types
Source: CEA public transaction records, attributed to District 15 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about Flamingo Valley? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Flamingo Valley's own transactions.
PropKakiRecent units at Flamingo Valley sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Flamingo Valley
Is Flamingo Valley freehold?⌄
Yes. Flamingo Valley is freehold, so ownership does not run out.
How old is Flamingo Valley?⌄
Flamingo Valley was completed (obtained TOP) in 2014, so it is about 12 years old.
Is Flamingo Valley a good investment?⌄
Of 224 units at Flamingo Valley that were bought and later resold (bought from 1995, resold up to 2026), 88% sold for more than they were bought for, with a median gain of 15% over a median 8.1-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.3%. Units listed now ask about 6% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is Flamingo Valley an EC?⌄
No. Flamingo Valley is a private condominium, not an executive condominium (EC).
Who is the developer of Flamingo Valley?⌄
Flamingo Valley was developed by FCL ESTATES PTE LTD.
What is the price of a condo at Flamingo Valley?⌄
Units at Flamingo Valley have recently sold for around S$1.70M (S$1,800 psf), the median of the last 12 URA caveats to Sep 2026. The price depends on size, floor and facing. 53 units are listed for sale from S$950k to S$15.88M.
Where is Flamingo Valley located?⌄
Flamingo Valley is at 462 Siglap Road, Singapore 454852, in Bedok (District 15).
How many units are there in Flamingo Valley?⌄
Flamingo Valley has 393 units in 11 blocks, up to 5 storeys high.
How much do I need to earn to buy at Flamingo Valley?⌄
For a unit around S$1.70M as a first home, you'd need roughly S$12,445/mo in income (assessed at the stress-test rate), with repayments near S$5,725/mo after a S$425k (25%) downpayment and S$54,600 Buyer's Stamp Duty.
Are prices at Flamingo Valley going up?⌄
The median price per square foot at Flamingo Valley has risen about 35% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of Flamingo Valley?⌄
Opera Estate Primary School, St. Stephen's School are within 1 km of Flamingo Valley. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.