Flamingo Valley
Flamingo Valley is a freehold condominium in District 15 (Bedok) that obtained TOP in 2014, with 393 units across 11 blocks. Across 670 transactions on record, units have recently transacted around S$2.25M (S$1,812 psf, ~1,206 sqft). There are 69 units for sale from S$950k to S$15.88M.
What are the key facts about Flamingo Valley?
Flamingo Valley is a freehold condominium in District 15 (Bedok) that obtained TOP in 2014, with 393 units across 11 blocks.
- Tenure
- Freehold
- TOP / Completion
- 2014
- Developer
- FCL ESTATES PTE LTD
- Total units
- 393
- Blocks
- 11
- District / Area
- District 15 (Bedok)
- Market segment
- RCR
- Median PSF
- S$1,812 psf
- Last transacted
- Jun 2026
- Remaining lease
- Freehold
What is the price and PSF at Flamingo Valley?
Units have recently transacted around S$2.25M (S$1,812 psf), at a gross rental yield of about 1.7% (URA caveat data).
Recent median price
S$2.25M
recent · 670 sales on record
Median PSF
S$1,812 psf
recent transactions
Median rent (monthly)
S$3,175
1,384 rentals on record
Gross rental yield
1.7%
indicative, gross
Units currently for sale are asking a median of S$1,910 psf — about 5% above the most recent transacted PSF.
Source: URA caveat data, through Jun 2026.
What has recently sold at Flamingo Valley?
Flamingo Valley has 670 recorded sales; the most recent transacted at S$1,560,000 in Jun 2026 (URA caveat data).
| Date | Price | Size (sqft) | 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 |
| Mar 2026 | S$4,180,000 | 2,573 | S$1,625 psf |
| Mar 2026 | S$3,180,000 | 1,593 | S$1,996 psf |
| Mar 2026 | S$2,348,000 | 1,206 | S$1,948 psf |
| Mar 2026 | S$2,200,000 | 1,206 | S$1,825 psf |
| Feb 2026 | S$1,580,000 | 818 | S$1,931 psf |
| Jan 2026 | S$3,300,000 | 2,067 | S$1,597 psf |
| Jan 2026 | S$2,068,000 | 1,173 | S$1,763 psf |
| Jan 2026 | S$2,372,000 | 1,216 | S$1,950 psf |
670 sales and 1,384 rentals on record since Jan 1995. Source: URA.
Are prices at Flamingo Valley rising?
The median transacted PSF at Flamingo Valley has risen 36% over the past 9 years (2017–2026), from S$1,343 psf to S$1,825 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,825 psf | S$2.25M | 14 | -1.8% |
| 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.
How many property agents are active around Flamingo Valley?
9,526 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
9,526
District 15 · closed ≥1 deal
Deals on record
60,896
all-time · all property types
Source: CEA public transaction records, attributed to District 15across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at Flamingo Valley?
Flamingo Valley has 69 units listed for sale, spanning 0–5-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 0-bedroom | 2 | S$1000k–S$1.00M | S$1,934 psf |
| 1-bedroom | 5 | S$950k–S$5.18M | — |
| 2-bedroom | 7 | S$1.70M–S$1.88M | S$1,870 psf |
| 3-bedroom | 39 | S$1.87M–S$3.00M | S$1,910 psf |
| 4-bedroom | 4 | S$3.29M–S$5.18M | S$1,750 psf |
| 5-bedroom | 7 | S$5.18M–S$15.88M | S$1,750 psf |
| Unspecified | 5 | S$1.00M–S$1.00M | — |
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.
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
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.
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$2.25M) needs about S$16,507/mo in income and S$7,594/mo in repayments, after S$82,350 stamp duty and a S$564k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$2.25M) 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$82,350
BSD, tiered
Downpayment (25%)
S$564k
cash + CPF
Monthly instalment
S$7,594/mo
30y @ 3.5%
Income required
S$16,507/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
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
How much does a unit at Flamingo Valley cost?⌄
Units at Flamingo Valley have recently transacted around S$2.25M (S$1,812 psf), from 670 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at Flamingo Valley?⌄
For a unit around S$2.25M as a first home, you'd need roughly S$16,507/mo in income (assessed at the stress-test rate), with repayments near S$7,594/mo after a S$564k (25%) downpayment and S$82,350 Buyer's Stamp Duty.
Is Flamingo Valley a good investment?⌄
Gross rental yield is about 1.7%, and current asking prices sit about 5% above the most recent transacted PSF; median PSF has risen about 36% since 2017. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at Flamingo Valley going up?⌄
The median transacted PSF at Flamingo Valley has risen about 36% between 2017 and 2026, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is Flamingo Valley freehold or leasehold?⌄
Flamingo Valley is freehold — ownership does not expire.
When was Flamingo Valley built and who developed it?⌄
Flamingo Valley obtained TOP in 2014, developed by FCL ESTATES PTE LTD, with 393 units across 11 blocks.
How many units are for sale at Flamingo Valley?⌄
There are 69 units for sale at Flamingo Valley, from S$950k to S$15.88M.
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 qualify for Primary 1 (P1) registration priority.