RPS · Resale Project Scorecard
Flamingo Valley — Grade B
RPS score 5.86/10 · D15 · East Coast, Marine Parade · 393 units · scored across 7 weighted factors — methodology published.
FH · Sim Lian Group · TOP 2014
Solid, middle-of-the-pack project. Standout strengths: tenure, capital appreciation. Key weaknesses: total returns, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.20% — top-quartile performance within its 2014-era cohort (77th percentile).
2 primary schools within 1km (nearest: OPERA ESTATE PRIMARY SCHOOL at 0.13km). Moderate school access.
393 units — good project size supporting active resale market and adequate facilities.
1.02km from Bedok Mrt Stn (EW5) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 2.80% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Bayshore precinct (Bedok East) at 2.53km, far enough that the impact on this project is modest.
Primary schools within 1km: Opera Estate Primary School, ST. Stephen's School.
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The verdict· Scores updated September 2026
Flamingo Valley scores 5.86 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1211th of 2,357 resale condos scored in Singapore and 240th of 436 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). Solid, middle-of-the-pack project. Standout strengths: tenure, capital appreciation. Key weaknesses: total returns, future transformation.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Recent resale transactions at Flamingo Valley
12 months to September 2026 (Oct 2025 – Sep 2026): 15 resale transactions, median $1,917 psf, median price $2.35M. Median PSF is up 4.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,837 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 6 | $1,881 psf | $2.02M |
| Jan–Mar 2026 | 8 | $1,940 psf | $2.36M |
| Apr–Jun 2026 | 1 | $1,640 psf | $4.22M |
| Jul–Sep 2026 | — | — | — |
| 12-month total | 15 | $1,917 psf | $2.35M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Flamingo Valley: frequently asked questions
Answers generated from the scorecard data — RPS rank 1211th of 2,357, scores updated September 2026.
- Is Flamingo Valley a good buy in 2026?
- Flamingo Valley scores 5.86/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1211th of 2,357 Singapore resale condos and 240th of 436 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: tenure, capital appreciation. Key weaknesses: total returns, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Flamingo Valley?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 15 resale transactions at Flamingo Valley, at a median of $1,917 psf and a median price of $2.35M (range $1,325 psf to $1,996 psf). The median PSF is up 4.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,837 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Flamingo Valley from the nearest MRT station?
- Flamingo Valley is about 1.0km from Bedok MRT (EW5), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Flamingo Valley compare with Tivoli Grande?
- Tivoli Grande is the project scored next to Flamingo Valley on the District 15 ranking: 5.87 (Grade B) against Flamingo Valley's 5.86 (Grade B). Flamingo Valley scores higher on Project Size (8 vs 3) and Project's Historical Performance (8 vs 4); Tivoli Grande scores higher on Primary School Effect (3 vs 10) and MRT Proximity (4 vs 6).
- Which primary schools are within 1km of Flamingo Valley?
- 2 primary schools are within 1km of Flamingo Valley: Opera Estate Primary School, ST. Stephen's School. 2 primary schools within 1km (nearest: OPERA ESTATE PRIMARY SCHOOL at 0.13km). Moderate school access. Flamingo Valley scores 3/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Flamingo Valley, and how big is the project?
- Flamingo Valley is freehold, completed in 2014, has 393 units, developed by Sim Lian Group. Freehold tenure — no lease decay concerns, preserves long-term value. 393 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Flamingo Valley in East Coast, Marine Parade
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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