Resale Project Scorecard
Flamingo Valley
D15 · East Coast, Marine Parade · freehold · completed 2014 · 393 units
Grade B, 6.12 out of 10, the 226th highest score among 434 resale condos in District 15.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 11
- To Bedok MRT
- 880 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Flamingo Valley Score
- B
- Grade
- Score out of 10
- 6.12
- Highest score among 434 resale condos in District 15
- 226th
Solid, middle-of-the-pack project. Standout strengths: tenure, capital appreciation. Key weaknesses: rental yield, future transformation.
Project's Historical Performance25%8/10
Avg Ann. of +2.20% — top-quartile performance within its 2014-era cohort (77th percentile).
The district median is 6.5/10.
Primary School Effect20%3/10
2 primary schools within 1km (nearest: Opera Estate Primary School at 0.09km). Moderate school access.
The district median is 8/10.
- Opera Estate Primary School
- St. Stephen's School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
393 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%6/10
880 m from Bedok MRT (EW5) — moderate MRT proximity; walkable but not doorstep.
The district median is 8/10.
Rental Yield10%3/10
Rental yield of 2.80% — below-average income return.
The district median is 4/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Bayshore precinct (Bedok East) at 2.53km, far enough that the impact on this project is modest.
The district median is 1/10.
Scores updated October 2026. On the map →
Why Flamingo Valley scores 6.12
Flamingo Valley scores 6.12 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1084th of 2,350 resale condos scored in Singapore and 226th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are Tenure (10/10) and Project's Historical Performance (8/10); its weakest is Future Transformation (3/10).
| Factor | This condoFlamingo Valley | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 6.5/10 | +0.38 | 74% of district |
| Primary School Effect20% | 3/10 | 8/10 | −1.00 | 14% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 93% of district |
| MRT Proximity13% | 6/10 | 8/10 | −0.26 | 0% of district |
| Rental Yield10% | 3/10 | 4/10 | −0.10 | 23% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 5% of district |
| Future Transformation6% | 3/10 | 1/10 | +0.12 | 90% of district |
Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Flamingo Valley and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Flamingo Valley Prices
By unit type at Flamingo Valley
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom818 sq ft | 818 sq ft | $1.57M to $1.58M | $1,925 psf | 3 |
| 3-bedroom1,206 sq ft | 1,206 sq ft | $2.07M to $2.37M | $1,948 psf | 3 |
| 4-bedroom1,636 sq ft | 1,636 sq ft | $3.11M to $4.22M | $1,944 psf | 5 |
Past transactions at Flamingo Valley
11 resales, Nov 2025 to Oct 2026 · median $1,931 psf · $1,568,000 to $4,220,000 · 10 of the 10 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 8 Apr 2026 | 480 Siglap Road | 5 | #05-73734BR · Blk 480 | 4BR | 2,573 | $1,640 | $4,220,000 | Resale |
| 26 Mar 2026 | 480 Siglap Road | 4 | #04-73734BR · Blk 480 | 4BR | 1,593 | $1,996 | $3,180,000 | Resale |
| 20 Mar 2026 | 470 Siglap Road | 3 | #03-28283BR · Blk 470 | 3BR | 1,206 | $1,948 | $2,348,000 | Resale |
| 12 Feb 2026 | 460 Siglap Road | 3 | #03-05052BR · Blk 460 | 2BR | 818 | $1,931 | $1,580,000 | Resale |
| 27 Jan 2026 | 470 Siglap Road | 5 | #05-31314BR · Blk 470 | 4BR | 2,067 | $1,597 | $3,300,000 | Resale |
| 26 Jan 2026 | 468 Siglap Road | 1 | #01-19193BR · Blk 468 | 3BR | 1,173 | $1,763 | $2,068,000 | Resale |
| 8 Jan 2026 | 478 Siglap Road | 4 | #04-64644BR · Blk 478 | 4BR | 1,593 | $1,952 | $3,108,888 | Resale |
| 8 Jan 2026 | 480 Siglap Road | 3 | #03-82823BR · Blk 480 | 3BR | 1,216 | $1,950 | $2,372,000 | Resale |
| 6 Jan 2026 | 460 Siglap Road | 5 | #05-06062BR · Blk 460 | 2BR | 818 | $1,925 | $1,575,000 | Resale |
| 30 Dec 2025 | 476 Siglap Road | 3 | #03-58584BR · Blk 476 | 4BR | 1,636 | $1,944 | $3,180,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D15 |
|---|---|---|---|
| Nov 2025 | — | — | $1,829 psf |
| Dec 2025 | 2 | $1,931 psf | $1,793 psf |
| Jan 2026 | 5 | $1,925 psf | $1,828 psf |
| Feb 2026 | 1 | — | $1,812 psf |
| Mar 2026 | 2 | $1,972 psf | $1,904 psf |
| Apr 2026 | 1 | — | $1,851 psf |
| May 2026 | — | — | $2,010 psf |
| Jun 2026 | — | — | $1,831 psf |
| Jul 2026 | — | — | $1,875 psf |
| Aug 2026 | — | — | $1,904 psf |
| Sep 2026 | — | — | $1,957 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +2.9% a year, ranked 34 of 53 in D15 and 441 of 715 condos. See the most profitable condos in D15 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Flamingo Valley Rent
- Median rent a month
- $4,000 to $8,230
- Gross yield
- 2.9% to 3.1%
- Rental contracts
- 22
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,000 | $3,850 to $4,150 | 3.0% | 7 |
| 3-bedroom | $5,600 | $5,450 to $5,900 | 2.9% | 11 |
| 4-bedroom | $8,230 | — | 3.1% | 4 |
Rental contracts at Flamingo Valley
31 contracts, Sep 2025 to Aug 2026 · median $4,600 a month · $2,400 to $10,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Dec 2025 | 2BR | 800 to 900 sq ft | $4,100 |
| Dec 2025 | 3BR | 1,300 to 1,400 sq ft | $5,600 |
| Dec 2025 | 3BR | 1,300 to 1,400 sq ft | $6,000 |
| Dec 2025 | — | 500 to 600 sq ft | $2,400 |
| Dec 2025 | — | 500 to 600 sq ft | $3,000 |
| Dec 2025 | — | 500 to 600 sq ft | $3,000 |
| Nov 2025 | 2BR | 900 to 1,000 sq ft | $4,200 |
| Nov 2025 | 3BR | 1,200 to 1,300 sq ft | $5,200 |
| Nov 2025 | 3BR | 1,300 to 1,400 sq ft | $5,500 |
| Nov 2025 | 3BR | 1,200 to 1,300 sq ft | $5,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Flamingo Valley By stack
- Highest, stack 82
- $1,921 psf
- Lowest, stack 80
- $1,394 psf
- Stacks with 2+ resales
- 23
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,669 psf | 818 sq ft | Levels 2 to 3 | 2 |
| 10 | $1,894 psf | 818 sq ft | Levels 3 to 4 | 2 |
| 11 | $1,662 psf | 1,808 sq ft | Levels 4 to 5 | 2 |
| 17 | $1,781 psf | 840 sq ft | Levels 2 to 3 | 2 |
| 19 | $1,664 psf | 1,082 sq ft | Levels 1 to 5 | 4 |
| 22 | $1,595 psf | 1,082 sq ft | Levels 1 to 2 | 2 |
| 23 | $1,721 psf | 861 sq ft | Levels 1 to 5 | 2 |
| 28 | $1,887 psf | 1,206 sq ft | Levels 3 to 4 | 2 |
Show the other 15 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 29 | $1,673 psf | 861 sq ft | Levels 2 to 5 | 2 |
| 31 | $1,621 psf | 1,642 sq ft | Levels 2 to 5 | 2 |
| 34 | $1,743 psf | 1,690 sq ft | Levels 3 to 5 | 2 |
| 38 | $1,790 psf | 861 sq ft | Levels 2 to 5 | 4 |
| 39 | $1,829 psf | 1,206 sq ft | Levels 4 to 5 | 2 |
| 43 | $1,770 psf | 1,485 sq ft | Level 1 | 2 |
| 53 | $1,667 psf | 2,223 sq ft | Levels 1 to 5 | 2 |
| 67 | $1,703 psf | 1,270 sq ft | Levels 1 to 4 | 2 |
| 69 | $1,599 psf | 2,083 sq ft | Levels 3 to 5 | 2 |
| 71 | $1,689 psf | 517 sq ft | Levels 3 to 5 | 2 |
| 72 | $1,764 psf | 1,663 sq ft | Levels 4 to 5 | 2 |
| 73 | $1,818 psf | 2,083 sq ft | Levels 4 to 5 | 2 |
| 79 | $1,879 psf | 1,216 sq ft | Levels 2 to 4 | 2 |
| 80 | $1,394 psf | 1,265 sq ft | Levels 1 to 5 | 2 |
| 82 | $1,921 psf | 1,216 sq ft | Levels 3 to 4 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Flamingo Valley Notes
How these numbers are worked out
- Grade B places Flamingo Valley in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,931 psf at Flamingo Valley against $1,852 psf across District 15, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,842 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (29 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 11 resale caveats at Flamingo Valley ranged from $1,597 psf to $1,996 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2014, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Bedok MRT (EW5), 880 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Flamingo Valley for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.