Projects
FLAMINGO VALLEY
D15 / Katong, Joo Chiat, Amber Road
Address 478 SIGLAP ROAD FLAMINGO VALLEY SINGAPORE 454852
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Condominium, Non-Landed Properties 558 transactions Freehold Updated Mar 2026
Property image pending
Project read
Quick summary about FLAMINGO VALLEY
Flamingo Valley is a freehold condominium, non-landed properties in D15 / Katong, Joo Chiat, Amber Road. Flamingo Valley currently has 449 rental contracts and 109 sale transactions, covering May 2021 to Mar 2026.
- Typical rent is $4,000 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,930,000, with median sale PSF at $1,670 psf and total recorded sale value of $230.3M.
- Rent is up 22.1% over the last 3 months. Sale PSF is up 0.3% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sale records 109 resale transactions
Total sold value $230.3M
Data coverage
URA records on this page start May 2021 and run through Mar 2026.
Rental contracts 449 May 2021 to Feb 2026
Sale transactions 109 May 2021 to Mar 2026
Rent trend 22.1% Last 3 months
Sale PSF trend 0.3% Last 3 months
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
51 OLD AIRPORT ROAD FOOD CENTRE AND SHOPPING MALL Mall / retail · 4.24 km away
SHENG SIONG HOUGANG RIVERCOURT Daily needs · 5.82 km away
SIGLAP PARK CONNECTOR Park / green link · 0.93 km away
BEDOK INTERCHANGE HAWKER CENTRE Food centre · 1.12 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,946 125 rental contracts in view
Latest median sale PSF $1,640 psf 32 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Mar 2026 0 - 1 $1,640 psf $4,220,000
Feb 2026 7 $3,946 3 $1,948 psf $3,180,000
Jan 2026 5 $5,800 1 $1,931 psf $1,580,000
Dec 2025 8 $4,700 5 $1,925 psf $2,372,000
Nov 2025 6 $3,550 2 $1,931 psf $2,374,000
Oct 2025 10 $5,650 0 - -
Sept 2025 6 $3,850 4 $1,847 psf $2,025,000
Aug 2025 9 $5,400 2 $1,577 psf $2,000,000
Jul 2025 5 $3,800 3 $1,735 psf $2,580,000
Jun 2025 7 $3,800 1 $1,972 psf $2,930,000
May 2025 8 $4,250 0 - -
Apr 2025 4 $4,750 1 $1,678 psf $3,558,000
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold FERNWOOD TOWERS 1.1 km away 229 transactions
- Median rent
- $4,300
- Median sale PSF
- $1,650 psf
- Median rent
- $3,500
- Median sale PSF
- $1,680 psf
- Median rent
- $4,200
- Median sale PSF
- $1,491 psf
- Median rent
- $4,000
- Median sale PSF
- $1,736 psf
- Median rent
- $3,600
- Median sale PSF
- $1,879 psf
- Median rent
- $4,200
- Median sale PSF
- $1,680 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,900 $3,696 176
3 bed $5,100 $5,021 129
4 bed $7,500 $7,678 47
Unknown $2,700 $2,667 97
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $2,700 $2,634 83
600 to 700 sqft $3,000 $2,864 14
700 to 800 sqft $2,500 $2,681 29
800 to 900 sqft $3,900 $3,661 90
900 to 1,000 sqft $4,200 $4,087 42
1,000 to 1,100 sqft $4,300 $4,100 11
1,100 to 1,200 sqft $5,000 $4,646 23
1,200 to 1,300 sqft $4,700 $4,691 38
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,930,000 $1,670 psf 109
Latest transactions
Most recent URA rental contracts and sale transactions 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 typical monthly rent of $4,000 across 449 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,000
Rental contracts 449
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
Recent sales at FLAMINGO VALLEY point to a typical sale price of $1,930,000 and $1,670 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,930,000
Median PSF $1,670 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 109 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $230.3M
Latest update Mar 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.
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 recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
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?
Based on the URA rental records currently loaded for FLAMINGO VALLEY, the median monthly rent is $4,000 across 449 rental contracts.
What is the typical sale price at FLAMINGO VALLEY?
The median sale price for FLAMINGO VALLEY is $1,930,000, based on 109 URA sale transactions in the local dataset.
What is the median sale PSF at FLAMINGO VALLEY?
The median sale price per square foot for FLAMINGO VALLEY is $1,670 psf. The average sale PSF is $1,646 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 URA records on this page start from May 2021 and run through Mar 2026. The page is rebuilt after local data refresh runs.