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District 15 · Singapore

Flamingo Valley

Private residential property research, grounded in recorded Singapore transactions.

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Fair value & asking price

A 1,210 sq ft home in Flamingo Valley

Comparable sales
Comparable-sale benchmarkS$2,227,500

S$2,167,000 – S$2,354,000

Middle 50% of recorded prices
8 comparable sales over 12 months

12.2% above the benchmarkRecent comparable sale

Recent comparable saleS$2,500,000
Comparable medianS$2,227,500
Recorded saleBenchmarkPrice range

Starting with a recorded 113 m² sale in 2026-08. Add an asking price above to check a home you are considering. This is the median of similar-sized resales, not an adjusted or bank valuation.

Median price / sq ft
S$1,848
Comparable sales
8Past 12 months
Recorded PSF change
Limited historyNeeds five sales in each year
Recorded tenure
Freehold

Price performance over time

Annual resale prices per sq ft for the selected size band

Up to 5 years
Flamingo Valley annual median resale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 1,5841,7241,8642,0042,144 2023: S$1,837 / sq ft; 8 sales2025: S$1,850 / sq ft; 5 sales2026: S$1,871 / sq ft; 7 sales 202120242026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View annual figures
PeriodSalesMedian / sq ftMiddle 50%
20212Insufficient sales—
20224Insufficient sales—
20238S$1,837S$1,760–1,893
20244Insufficient sales—
20255S$1,850S$1,825–1,858
20267S$1,871S$1,794–1,949

Price versus other developments

District 15 · Freehold

Flamingo ValleyS$1,848

8 sales · This development

Butterworth 8S$2,020

5 sales

Residential ApartmentsS$1,498

7 sales

One AmberS$2,391

7 sales

Seventy Saint Patrick'SS$2,444

6 sales

Median resale PSF over 12 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other district 15 transactions

LowerHigher40 / 100

Price percentile

8.5% below the district 15 median of S$2,020 / sq ft.

Based on 210 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of district 15 resale prices for similar-sized homes

210 transactions
Recorded resale prices per square foot, with markers for this development and the market median.S$739–992 / sq ft: 1 salesS$992–1,245 / sq ft: 2 salesS$1,245–1,497 / sq ft: 19 salesS$1,497–1,750 / sq ft: 43 salesS$1,750–2,003 / sq ft: 37 salesS$2,003–2,256 / sq ft: 31 salesS$2,256–2,509 / sq ft: 29 salesS$2,509–2,762 / sq ft: 23 salesS$2,762–3,015 / sq ft: 19 salesS$3,015–3,267 / sq ft: 6 salesS$739S$3,267 / sq ft
Flamingo Valley: S$1,848 / sq ftMarket median: S$2,020 / sq ft

Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 12-month window and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$739–9921
S$992–1,2452
S$1,245–1,49719
S$1,497–1,75043
S$1,750–2,00337
S$2,003–2,25631
S$2,256–2,50929
S$2,509–2,76223
S$2,762–3,01519
S$3,015–3,2676

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 1 sales (4.2%)750–1,199 sq ft: 9 sales (37.5%)1,200–1,799 sq ft: 9 sales (37.5%)1,800 sq ft and above: 5 sales (20.8%)24recorded sales
Under 750 sq ft
14.2%
750–1,199 sq ft
937.5%
1,200–1,799 sq ft
937.5%
1,800 sq ft and above
520.8%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

1,029–1,392 sq ft · Past 12 months

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-081216 sq ft1–5S$2,500,000S$2,055
2026-071195 sq ft1–5S$2,030,000S$1,699
2026-051206 sq ft1–5S$2,255,000S$1,871
2026-031206 sq ft1–5S$2,348,000S$1,948
2026-031206 sq ft1–5S$2,200,000S$1,825
2026-011216 sq ft1–5S$2,372,000S$1,950
2026-011173 sq ft1–5S$2,068,000S$1,763
2025-101206 sq ft1–5S$2,200,000S$1,825

Up to eight recent matching sales shown. Charts use all 8 matching records. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 12:29 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in Flamingo Valley 24 in the past 12 months

Resale price history

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2026-08Flamingo ValleyCondominium113 m²1–5S$2,500,000S$2,055
2026-07Flamingo ValleyCondominium192 m²1–5S$3,390,000S$1,640
2026-07Flamingo ValleyCondominium111 m²1–5S$2,030,000S$1,699
2026-07Flamingo ValleyCondominium78 m²1–5S$1,618,000S$1,927
2026-06Flamingo ValleyCondominium80 m²1–5S$1,560,000S$1,812
2026-06Flamingo ValleyCondominium54 m²1–5S$980,000S$1,686
2026-05Flamingo ValleyCondominium112 m²1–5S$2,255,000S$1,871
2026-04Flamingo ValleyCondominium239 m²1–5S$4,220,000S$1,640
2026-03Flamingo ValleyCondominium239 m²1–5S$4,180,000S$1,625
2026-03Flamingo ValleyCondominium148 m²1–5S$3,180,000S$1,996
2026-03Flamingo ValleyCondominium112 m²1–5S$2,348,000S$1,948
2026-03Flamingo ValleyCondominium112 m²1–5S$2,200,000S$1,825
2026-02Flamingo ValleyCondominium76 m²1–5S$1,580,000S$1,931
2026-01Flamingo ValleyCondominium192 m²1–5S$3,300,000S$1,597
2026-01Flamingo ValleyCondominium148 m²1–5S$3,108,888S$1,952
2026-01Flamingo ValleyCondominium113 m²1–5S$2,372,000S$1,950
2026-01Flamingo ValleyCondominium109 m²1–5S$2,068,000S$1,763
2026-01Flamingo ValleyCondominium76 m²1–5S$1,575,000S$1,925
2025-12Flamingo ValleyCondominium152 m²1–5S$3,180,000S$1,944
2025-12Flamingo ValleyCondominium76 m²1–5S$1,568,000S$1,917

Explore the neighbourhood

What’s around Flamingo Valley — before you book a viewing.

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URA project coordinates. The pin marks the development reference point. Get directions.

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Parks & green spaces

Food & markets

Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.

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