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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 benchmarkS$272,500 more than comparable median
Recent comparable saleS$2,500,000
Comparable medianS$2,227,500
S$0Both bars use the same price scaleS$3,500,000
Below rangeUnder S$2,167,000
Within rangeS$2,167,000–2,354,000
Above rangeOver S$2,354,000

Recorded sale from 2026-08. Add an asking price above to compare a home you are considering. The shaded range covers the middle 50% of similar-sized resale prices. The benchmark is their median, 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

2021-09–2026-08
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%
20214Insufficient 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 a marker for the market median and this development.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; the recent comparison contains 8 matching sales in this window. The history chart also includes older matching sales. View all 105 published sales across all sizes. 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, 16:03 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in Flamingo Valley 105 · All published history

Resale price history

2021-09–2026-08 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.

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

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2025-10Flamingo ValleyCondominium213 m²1–5S$3,038,000S$1,325
2025-10Flamingo ValleyCondominium112 m²1–5S$2,200,000S$1,825
2025-10Flamingo ValleyCondominium92 m²1–5S$1,850,000S$1,868
2025-10Flamingo ValleyCondominium73 m²1–5S$1,488,000S$1,894
2025-09Flamingo ValleyCondominium172 m²1–5S$2,400,000S$1,296
2025-09Flamingo ValleyCondominium80 m²1–5S$1,600,000S$1,858
2025-08Flamingo ValleyCondominium174 m²1–5S$3,250,000S$1,735
2025-08Flamingo ValleyCondominium129 m²1–5S$2,580,000S$1,858
2025-08Flamingo ValleyCondominium87 m²1–5S$1,450,000S$1,548
2025-07Flamingo ValleyCondominium138 m²1–5S$2,930,000S$1,973
2025-05Flamingo ValleyCondominium197 m²1–5S$3,558,000S$1,678
2025-04Flamingo ValleyCondominium124 m²1–5S$2,220,000S$1,663
2025-03Flamingo ValleyCondominium152 m²1–5S$3,080,000S$1,883
2025-02Flamingo ValleyCondominium207 m²1–5S$3,680,000S$1,652
2025-02Flamingo ValleyCondominium148 m²1–5S$3,050,000S$1,915
2025-02Flamingo ValleyCondominium112 m²1–5S$2,260,000S$1,875
2025-02Flamingo ValleyCondominium112 m²1–5S$2,230,000S$1,850
2024-12Flamingo ValleyCondominium89 m²1–5S$1,768,000S$1,846
2024-11Flamingo ValleyCondominium171 m²1–5S$1,850,000S$1,005
2024-11Flamingo ValleyCondominium89 m²1–5S$1,760,000S$1,837

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

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