Rent vs D15 -5.2%
Rents near district median
Flamingo Valley's latest 12-month median rent is $4,550 compared with the D15 median of $4,800 for the same period. Use this district check before narrowing by bedroom and area band.
Flamingo Valley rent and sale price
D15 / Katong, Joo Chiat, Amber Road
Address 478 Siglap Road Flamingo Valley Singapore 454852
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Quick summary about Flamingo Valley
Flamingo Valley is a freehold condominium in D15 / Katong, Joo Chiat, Amber Road. The page currently tracks 491 rentals and 120 sales. Flamingo Valley is near BEDOK MRT STATION (EW5), about 1.02 km away.
For rent checks, start with the latest 12-month median of $4,550 per month and compare it with the full-history size-band range of $2,800 to $7,500. For sale checks, start with the latest 12-month median sale price of $2,068,000 and median sale PSF of $1,870 psf.
- Latest 12M median rent is $4,550 per month from 84 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,068,000, with median sale PSF at $1,870 psf from 23 sales.
- Rent is flat over the last 3 months. Sale PSF is up 3.3% over the last 3 months.
Flamingo Valley Market Brief
Compare the project with D15 across rent, sale PSF, tenure and transaction activity.
Compared with D15
Sale PSF vs D15 -18.5%
Sale PSF below district median
Flamingo Valley's latest 12-month median sale PSF is $1,870 psf versus the D15 median of $2,295 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.64%
Rent support above district screen
Gross yield is roughly 2.64% versus a D15 screen of 2.13%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 45.0% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -5.3%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Flamingo Valley against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,550
Is the asking rent fair?
$4,300 to $4,800 is the first fair-rent band to check. Above $4,800 should have a visible reason.
Latest 12M median sale PSF $1,870 psf
Is the purchase price fair?
$2,010,000 to $2,130,000 and $1,810 to $1,930 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,900
Are similar units renting for more?
2 bed and 800 to 900 sqft give the closest unit-size checks.
Rent stability 45.0% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -5.3%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Flamingo Valley Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 120 resale transactions
Total sold value $250.0M
Flamingo Valley Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 491 Jun 2021 to Sept 2026
Sale transactions 120 Jun 2021 to Sept 2026
Rent trend 0.0% Last 3 months
Sale PSF trend 3.3% Last 3 months
Flamingo Valley Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
BEDOK MRT STATION (EW5) 1.02 km away
KEMBANGAN MRT STATION (EW6) 1.1 km away
SIGLAP MRT STATION (TE28) 1.27 km away
Schools nearby
OPERA ESTATE PRIMARY SCHOOL 0.16 km away
KNOWLEDGE PARK EDUCARE PTE LTE (OPERA ESTATE PRIMARY SCHOOL) 0.2 km away
GLOBAL INDIAN INTERNATIONAL SCHOOL (EAST COAST CAMPUS) 0.33 km away
BRIGHTON MONTESSORI INTERNATIONAL PRE-SCHOOL @ FRANKEL 0.63 km away
Amenities
SIGLAP PARK CONNECTOR Park / green link · 0.93 km away
BEDOK INTERCHANGE HAWKER CENTRE Food centre · 1.12 km away
Flamingo Valley Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,900 124 rentals in view
Latest median sale PSF $1,808 psf 35 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Sept 2026 5 $3,900 4 $1,808 psf $1,315,000
Aug 2026 8 $5,400 1 $2,055 psf $2,500,000
Jul 2026 9 $5,300 3 $1,699 psf $2,030,000
Jun 2026 6 $4,140 2 $1,749 psf $1,270,000
May 2026 5 $5,800 1 $1,870 psf $2,255,000
Apr 2026 9 $5,300 1 $1,640 psf $4,220,000
Mar 2026 7 $3,946 3 $1,948 psf $3,180,000
Feb 2026 5 $5,800 1 $1,931 psf $1,580,000
Jan 2026 8 $4,700 5 $1,925 psf $2,372,000
Dec 2025 6 $3,550 2 $1,931 psf $2,374,000
Nov 2025 10 $5,650 0 - -
Oct 2025 6 $3,850 4 $1,847 psf $2,025,000
Projects Similar to Flamingo Valley
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Marine Blue 2.5 km away 247 transactions
- Median rent
- $4,000
- Median sale PSF
- $2,247 psf
- Median rent
- $4,350
- Median sale PSF
- $1,650 psf
- Median rent
- $4,000
- Median sale PSF
- $1,898 psf
- Median rent
- $3,600
- Median sale PSF
- $1,879 psf
- Median rent
- $4,300
- Median sale PSF
- $1,756 psf
- Median rent
- $5,200
- Median sale PSF
- $1,751 psf
Flamingo Valley Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,900 $3,691 187
3 bed $5,250 $5,115 147
4 bed $7,500 $7,673 54
Unknown $2,800 $2,686 103
Flamingo Valley Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $2,700 $2,650 88
600 to 700 sqft $3,000 $2,893 15
700 to 800 sqft $2,500 $2,655 32
800 to 900 sqft $3,900 $3,665 93
900 to 1,000 sqft $4,150 $4,085 46
1,000 to 1,100 sqft $4,300 $4,146 13
1,100 to 1,200 sqft $5,000 $4,708 26
1,200 to 1,300 sqft $5,050 $4,797 42
Flamingo Valley Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,912,500 $1,681 psf 120
Flamingo Valley Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Flamingo Valley shows a latest 12-month median monthly rent of $4,550 across 84 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,550
Rentals in period 84
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Flamingo Valley show a median price of $2,068,000 and $1,870 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,068,000
Latest 12M median PSF $1,870 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Flamingo Valley has 120 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $250.0M
Latest record Sept 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Flamingo Valley numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,550/mo Test gross and net yield against typical rent. Buy vs rent $2.1M Compare ownership cost against renting. Mortgage $2.1M Estimate monthly payment from the sale price. Stamp duty $1,870 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D15 to compare Flamingo Valley against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Flamingo Valley FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Flamingo Valley?
Flamingo Valley has a latest 12-month median monthly rent of $4,550 across 84 rentals in that period.
What is the typical sale price at Flamingo Valley?
The latest 12-month median sale price for Flamingo Valley is $2,068,000, based on 23 sales in that period.
What is the median sale PSF at Flamingo Valley?
The latest 12-month median sale price per square foot for Flamingo Valley is $1,870 psf. The average for the same period is $1,831 psf.
Is Flamingo Valley freehold or leasehold?
Flamingo Valley is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Flamingo Valley located?
Flamingo Valley is located at 478 Siglap Road Flamingo Valley Singapore 454852 in D15 / Katong, Joo Chiat, Amber Road.
How current is the Flamingo Valley transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.