Flamingo Valley

2014
Sidewalk view of the Flamingo Valley entrance
Bottom-up view of Flamingo Valley
Flamingo Valley logo at the entrance

About Flamingo Valley

Flamingo Valley is a freehold Generic Condo development located in Bedok, District 15. Completed in 2014, it has a total of 11 blocks within the development and comprises a total of 393 units. It is within walking distance to MRT stations such as Bedok MRT and Bedok MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Flamingo Valley is also close to schools like FP Vocal Training Studio, Opera Estate Primary School and Global Indian International School (GIIS) East Coast Campus. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Greenberry Mini Mart and Giant Super - 55 Siglap Road for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Dental Clinic. Siglap Post Office is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Yarrow Park, to enjoy some fresh air.

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Key Property Details

Project Name

Flamingo Valley

Address

478 Siglap Road, Singapore 454852
Go to location widgetView on map

Nearest MRT

Bedok MRT

TOP date

1 Jan 2014

Tenure

Freehold

Project Size

Medium (393 units)

Number of Units

393

Bedrooms

1, 2, 3, 4

District

D15

Neighbourhood

Bedok

Blocks

11

Floors

05

Property type

Generic Condo

Developer

Frasers Centrepoint Limited

Buildings in Flamingo Valley

  • 460 Siglap Road455939
  • 462 Siglap Road455940
  • 464 Siglap Road455941
  • 466 Siglap Road455942

Facilities for Flamingo Valley

  • BBQ

    BBQ

  • Clubhouse

    Clubhouse

  • Fitness Corner

    Fitness Corner

  • Games Room

    Games Room

  • Gym

    Gym

  • Lap Pool

    Lap Pool

  • Parking

    Parking

  • Playground

    Playground

Floor Plans

Flamingo Valley has a total of 393 units, from 1 Bed - 1 Bath to 3 Beds - 2 Bath units. There are 93 types of floor plan from 517 sqft to 3,111 sqft

Total floor plans

93 Types

Bedroom type

1, 2, 3, 4

Floor plans for Flamingo Valley

All

1

2

3

4

Unit mix of Flamingo Valley

Bedroom type

Price range (indicative)

Psf range (indicative)

Area range

No. of units

Floor plans

1+1 room

-

-

48 - 62 sqm 517 - 678 sqft

41

5 floorplans

2 room

-

-

75 - 100 sqm 818 - 1,087 sqft

65

13 floorplans

2 room duplex

-

-

91 - 209 sqm 990 - 2,250 sqft

9

5 floorplans

2+1 room

-

-

89 - 178 sqm 958 - 1,916 sqft

25

10 floorplans

3 room

-

-

91 - 147 sqm 990 - 1,593 sqft

126

37 floorplans

3 room duplex

-

-

198 - 206 sqm 2,142 - 2,228 sqft

6

2 floorplans

3 room penthouse

-

-

289 sqm 3,111 sqft

1

1 floorplans

3 room studio

-

-

112 - 141 sqm 1,206 - 1,518 sqft

21

7 floorplans

4 room

-

-

147 - 179 sqm 1,593 - 1,927 sqft

48

9 floorplans

4 room duplex

-

-

192 sqm 2,067 sqft

3

1 floorplans

4+1 room

-

-

239 - 274 sqm 2,573 - 2,960 sqft

10

3 floorplans

Data is sourced from URA, the official developer brochure, and the 99.co database

Site Plans

Flamingo Valley has 80 stacks, 11 blocks and up to 05 storeys.

Total blocks

11 Blocks

Total units

393 Units

Site plans and elevation charts for Flamingo Valley

Flamingo Valley Condo Site Plan in Bedok by Frasers Centrepoint Limited - Photo 0

Site Map of Flamingo Valley

Pricing & Transaction History

Sale transaction history for Flamingo Valley

554 sale transactions

All

Studio

1 BR

2 BR

3 BR

4 BR

5+ BR

Date sold
Block
Unit
Beds
PSF
Area (sqft)
Price sold
04/2026
480
#05-xx
4 BR
S$ 1,640
2,573
S$ 4.220M
03/2026
480
#04-xx
4 BR
S$ 1,996
1,593
S$ 3.180M
03/2026
470
#03-xx
3 BR
S$ 1,949
1,205
S$ 2.348M
02/2026
460
#03-xx
2 BR
S$ 1,932
818
S$ 1.580M
01/2026
470
#05-xx
4 BR
S$ 1,597
2,066
S$ 3.300M
01/2026
468
#0x-xx
3 BR
S$ 1,763
1,173
S$ 2.068M
01/2026
478
#0x-xx
4 BR
S$ 1,952
1,593
S$ 3.109M
01/2026
480
#0x-xx
3 BR
S$ 1,951
1,216
S$ 2.372M
01/2026
460
#0x-xx
2 BR
S$ 1,925
818
S$ 1.575M
12/2025
476
#0x-xx
4 BR
S$ 1,944
1,636
S$ 3.180M
12/2025
460
#0x-xx
2 BR
S$ 1,917
818
S$ 1.568M
10/2025
468
#0x-xx
1 BR
S$ 1,893
786
S$ 1.488M
10/2025
468
#0x-xx
3 BR
S$ 1,869
990
S$ 1.850M
10/2025
460
#0x-xx
3 BR
S$ 1,325
2,293
S$ 3.038M
10/2025
470
#0x-xx
3 BR
S$ 1,826
1,205
S$ 2.200M
09/2025
468
#0x-xx
4 BR
S$ 1,296
1,852
S$ 2.400M
09/2025
470
#0x-xx
2 BR
S$ 1,858
861
S$ 1.600M
08/2025
460
#0x-xx
3 BR
S$ 1,857
1,389
S$ 2.580M
08/2025
476
#0x-xx
4 BR
S$ 1,735
1,873
S$ 3.250M
08/2025
468
#0x-xx
2 BR
S$ 1,547
937
S$ 1.450M

Source: URA, Realis and 99.co

Rent transaction history for Flamingo Valley

990 rent transactions

All

Studio

1 BR

2 BR

3 BR

4 BR

5+ BR

Date
Beds
PSF
Area (sqft)
Price
03/2026
1 BR
S$ 4.50
600-700
S$ 3,000
03/2026
2 BR
S$ 4.89
800-900
S$ 4,000
03/2026
2 BR
S$ 4.82
800-900
S$ 3,946
03/2026
2 BR
S$ 4.89
800-900
S$ 4,000
03/2026
2 BR
S$ 5.09
700-800
S$ 4,000
03/2026
1 BR
S$ 5.22
500-600
S$ 2,700
03/2026
2 BR
S$ 4.77
800-900
S$ 3,900
02/2026
4 BR
S$ 4.48
1,800-1,900
S$ 8,400
02/2026
1 BR
S$ 5.80
500-600
S$ 3,000
02/2026
3 BR
S$ 4.81
1,200-1,300
S$ 5,800
02/2026
4 BR
S$ 4.39
1,500-1,600
S$ 7,000
02/2026
2 BR
S$ 4.77
800-900
S$ 3,900
01/2026
3 BR
S$ 4.18
1,300-1,400
S$ 5,800
01/2026
2 BR
S$ 3.74
900-1,000
S$ 3,700
01/2026
2 BR
S$ 4.65
800-900
S$ 3,800
01/2026
3 BR
S$ 4.26
1,100-1,200
S$ 5,000
01/2026
2 BR
S$ 4.44
900-1,000
S$ 4,400
01/2026
4 BR
S$ 3.89
2,500-2,600
S$ 10,000
01/2026
4 BR
S$ 4.71
1,500-1,600
S$ 7,500
01/2026
3 BR
S$ 3.84
900-1,000
S$ 3,800

Source: URA, Realis and 99.co

Payment structure & financing options

Sale price

S$

S$ 4,158

/month

Principal
S$ 2,283
Interest
S$ 1,875

Downpayment (25%)

S$ 375k

Loan amount (75%)

S$ 1.13m

Tenure (yrs)

5

35

Loan (%)

10

75

Interest (%)

0

5

Upgrade Plan

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Location

Location of Flamingo Valley

Flamingo Valley is located at 460 Siglap Road in District 15. The nearest MRT station to Flamingo Valley is Bedok MRT.

Taxi

Public Transport

Driving

Add locations your travel to frequently to calculate travel time

Changi Airport

2 Transfers

49 mins

S$ 1.46

Raffles Place

2 Transfers

44 mins

S$ 1.46

Orchard Road

3 Transfers

55 mins

S$ 1.46

Amenities nearby Flamingo Valley

Schools

Distance

FP Vocal Training Studio

3 mins (168 m)

Opera Estate Primary School

3 mins (197 m)

Global Indian International School (GIIS) East Coast Campus

4 mins (236 m)

MRT Stations

Distance

Bedok

1.0 km

Kembangan

1.1 km

Siglap

1.2 km

Supermarkets

Distance

CS Fresh @ Siglap V

572 m

Cold Storage - Siglap V

585 m

Giant Super - 55 Siglap Road

593 m

Parks

Distance

Yarrow Park

5 mins (301 m)

Elite Terrace Park

5 mins (352 m)

Bangsawan Park

6 mins (376 m)

Similar Condos

Condos similar to Flamingo Valley

Search for Condos
Flamingo Valley is near other developments like Park East, Gemini Apartments and Opera Estate.

Condos nearby Flamingo Valley

Flamingo Valley

Flamingo Valley

Siglap Road · D15

Jalan Tua Kong · D15

Jalan Tua Kong · D15

Ernani Street · D15

All BR

S$ 1,792 avg. psf

1 BR

S$ 1,893 avg. psf

2 BR

S$ 1,836 avg. psf

3 BR

S$ 1,799 avg. psf

4+ BR

S$ 1,737 avg. psf

All BR

S$ 1,818 avg. psf

1 BR

-

2 BR

-

3 BR

-

4+ BR

-

All BR

-

1 BR

-

2 BR

-

3 BR

-

4+ BR

-

All BR

S$ 2,267 avg. psf

1 BR

-

2 BR

-

3 BR

-

4+ BR

-

TOP in 2014

TOP in 1994

TOP in 1989

Not available (TOP)

393 units

211 units

12 units

Not available (units)

Freehold

Freehold

Freehold

Freehold

Condos with similar psf to Flamingo Valley

Flamingo Valley

Flamingo Valley

Siglap Road · D15

Saint Patrick's Road · D15

Lorong J Telok Kurau · D15

Lorong H Telok Kurau · D15

All BR

S$ 1,792 avg. psf

1 BR

S$ 1,893 avg. psf

2 BR

S$ 1,836 avg. psf

3 BR

S$ 1,799 avg. psf

4+ BR

S$ 1,737 avg. psf

All BR

S$ 1,796 avg. psf

1 BR

-

2 BR

-

3 BR

-

4+ BR

S$ 1,796 avg. psf

All BR

S$ 1,782 avg. psf

1 BR

-

2 BR

-

3 BR

S$ 1,820 avg. psf

4+ BR

S$ 1,763 avg. psf

All BR

S$ 1,806 avg. psf

1 BR

-

2 BR

-

3 BR

S$ 1,806 avg. psf

4+ BR

-

TOP in 2014

TOP in 2008

TOP in 2023

TOP in 2010

393 units

37 units

14 units

25 units

Freehold

Freehold

Freehold

Freehold

Condos with similar TOP to Flamingo Valley

Flamingo Valley

Flamingo Valley

Siglap Road · D15

Lorong K Telok Kurau · D15

Lorong G Telok Kurau · D15

Upper East Coast Road · D15

All BR

S$ 1,792 avg. psf

1 BR

S$ 1,893 avg. psf

2 BR

S$ 1,836 avg. psf

3 BR

S$ 1,799 avg. psf

4+ BR

S$ 1,737 avg. psf

All BR

-

1 BR

-

2 BR

-

3 BR

-

4+ BR

-

All BR

-

1 BR

-

2 BR

-

3 BR

-

4+ BR

-

All BR

S$ 1,698 avg. psf

1 BR

S$ 1,907 avg. psf

2 BR

-

3 BR

S$ 1,069 avg. psf

4+ BR

-

TOP in 2014

TOP in 2014

TOP in 2014

TOP in 2014

393 units

43 units

685 units

116 units

Freehold

Freehold

Freehold

Freehold

Condos with similar no. of units to Flamingo Valley

Flamingo Valley

Flamingo Valley

Siglap Road · D15

Jalan Sempadan · D15

Lorong Mydin · D14

Lengkong Tujoh · D14

All BR

S$ 1,792 avg. psf

1 BR

S$ 1,893 avg. psf

2 BR

S$ 1,836 avg. psf

3 BR

S$ 1,799 avg. psf

4+ BR

S$ 1,737 avg. psf

All BR

S$ 1,384 avg. psf

1 BR

-

2 BR

-

3 BR

S$ 1,432 avg. psf

4+ BR

S$ 1,191 avg. psf

All BR

S$ 1,314 avg. psf

1 BR

-

2 BR

S$ 1,344 avg. psf

3 BR

S$ 1,241 avg. psf

4+ BR

-

All BR

S$ 1,583 avg. psf

1 BR

S$ 1,542 avg. psf

2 BR

S$ 1,554 avg. psf

3 BR

S$ 1,625 avg. psf

4+ BR

-

TOP in 2014

TOP in 1999

TOP in 1998

TOP in 2014

393 units

432 units

354 units

473 units

Freehold

99 year leasehold

99 year leasehold

Freehold

Price data is sourced from URA, Realis and HDB for the past 1 year

Search for Condos

Property Insights

Profitability (All time)

20 Profitable transactions
0 Unprofitable transactions

Sale price trend overtime

1M

3M

6M

1Y

5Y

10Y

Last 6 months S$1,869.55 Avg. psf
Last 1 year S$1,791.90 Avg. psf

Data Source: URA, Realis and 99.co

Powered by 99.co Researcher

May 25Jun 25Jul 25Aug 25Sep 25Oct 25Nov 25Dec 25Jan 26Feb 26Mar 26Apr 26S$ 0S$ 1.0MS$ 2.0MS$ 3.0MS$ 4.0MS$ 5.0MAvg. transaction price0246810Transaction volumeTransaction volumeAvg. transaction price

Rent price trend overtime

1M

3M

6M

1Y

5Y

10Y

Last 6 months S$4.56 Avg. psf
Last 1 year S$4.49 Avg. psf

Data Source: URA, Realis and 99.co

Powered by 99.co Researcher

May 25Jun 25Jul 25Aug 25Sep 25Oct 25Nov 25Dec 25Jan 26Feb 26Mar 26S$ 0S$ 1kS$ 2kS$ 3kS$ 4kS$ 5kS$ 6kAvg. transaction price0246810Transaction volumeTransaction volumeAvg. transaction price
Properties at Flamingo Valley are currently on the market, priced between S$ 950,000 to S$ 3.78M. On average, units have sold for S$ 1,869.55 PSF over the past six months and S$ 1,791.9 PSF over the past year. Recent sales include a latest transaction at S$ 4.22 M with the highest sale recorded at S$ 4.22 M.

For rentals, price start from S$ 2,000 to S$ 8,300. The average rent is S$ 4.56 PSF over the past six months and S$ 4.49 PSF over the year. Recent rental deals include the latest at S$ 3,000, with the highest rent reaching S$ 12,500.

Nearby condo project comparison

Project
Tenure
TOP
MRT Distance
Price range (Sale)
Avg. Price (Sale)
Price range (Rent)
Avg. Price (Rent)
Rental Yield
Flamingo ValleyFreehold2014
EW 5
Walk Icon13 mins (1033m)
Bedok MRT
1,393.19 - 3,970 psf1,925.64 psf2,000 - 8,300 /mo4,493.33 /mo3.01%
Siglap VFreehold2012
TE 28
Walk Icon10 mins (800m)
Siglap MRT
1,406.13 - 1,837.52 psf1,674.89 psf2,500 - 4,500 /mo3,440 /mo3.94%
Bowmont CentreFreehold2003
EW 6
Walk Icon12 mins (922m)
Kembangan MRT
380.9 - 1,433.12 psf641.8 psf7,000 /mo7,000 /mo2.45%
SpringvaleFreehold1996
TE 28
Walk Icon9 mins (708m)
Siglap MRT
1,610.31 - 2,296.96 psf1,957.62 psf4,800 /mo4,800 /mo2.64%
Park EastFreehold1994
EW 5
Walk Icon12 mins (889m)
Bedok MRT
1,800.23 - 2,463.61 psf2,021.36 psf4,000 - 6,000 /mo4,571.43 /mo2.29%
Gemini ApartmentsFreehold1989
EW 5
Walk Icon12 mins (912m)
Bedok MRT
386.13 - 1,322.83 psf757.37 psf2,400 - 5,000 /mo4,283.33 /mo-
The HaciendaFreehold1986
TE 28
Walk Icon8 mins (613m)
Siglap MRT
999.53 - 2,072.97 psf1,808.56 psf2,500 - 11,000 /mo4,759.57 /mo2.33%
Opera EstateFreehold-
EW 5
Walk Icon9 mins (685m)
Bedok MRT
0 - 4,430.19 psf1,784.09 psf680 - 33,000 /mo7,065.16 /mo1.93%
Siglap Centre--
TE 28
Walk Icon11 mins (845m)
Siglap MRT
1,313.13 - 8,533.33 psf3,420.73 psf4,488 - 9,000 /mo4,820.57 /mo-

About Flamingo Valley

What's nearby Flamingo Valley?

Shopping 

Parkway Parade

Fetching daily necessities will be hassle-free for residents of Flamingo Valley because Siglap Centre is within walking distance. If you are seeking a wider variety of retail shopping, drive instead to Parkway Parade which is only 11 minutes away. With over 250 stores conveniently located over 7 levels including Best Denki, Isetan, Food Republic, and Cathay Cineplex just to name a few, you are sure to find everything you need in this legendary shopping mall.

Eats

Flamingo Valley Siglap offers its residents a wide variety of eateries in the area. Within walking distance, you can find numerous restaurants which are known for their quality and deliciousness. For instance, there is Plank Pizza Sourdough on Swan Lake Avenue. Unlike the dense crust of mass pizza chains or the thin Italian pizzerias, Plank’s sourdough base is quite unique with the fermentation and tangy flavour. 

Plank Pizza Sourdough

Lai Huat Sambal Fish Restaurant on Upper East Coast Road is also a favourite to many. The restaurant offers whole fried pomfrets covered in a think spicy sambal Belachan sauce that elevates this seafood staple. Another option of delicacy near Flamingo Valley condo is the Indian Curry House. While it now has several branches in the city, this Siglap outlet is the brand’s original one. It continues to serve wok-stirred curries and clay oven-cooked tandoor items like lamb shanks and Badshahi tandoor chicken. On top of that, you can always find your favourite dish at East Coast Lagoon Food Village which is only a 7-minute drive away from Flamingo condo.

Schools

As for educational needs for children, parents will no longer have to worry about finding the perfect schools near home. Within walking distance from Flamingo Valley, there are many school options of different levels available. For instance, Opera Estate Primary School, St Stephen School, and Global Indian International School are all under the radius of 500 metres from Flamingo Valley Singapore. Other nearby educational facilities include Victoria School, Temasek Junior College, and Sekolah Indonesia Singapura.

Global Indian International School

This wide variety of schools in the area makes the condominium an ideal home for families. Flamingo Valley floor plan offers 1 to 4 bedroom units, duplexes, and penthouses which cater to most family needs in terms of spacious living space. What’s more, Flamingo Valley site plan features recreational facilities such as a spa pool and children’s water playground nestled on an island which makes staying home really exciting and relaxing for the whole family. 

Nature

East Coast Beach

Resided within the tranquil residential area of Siglap Road, the 5-storey condominium complex is arranged amidst the hill-like lush greenery with water features to capture a feeling of living in an urban resort. Aside from it, Flamingo Valley is in close proximity to the famous East Coast Park. A plethora of recreational options awaits you there. With endless fun for every member of the family, the East Coast Park with its stretch of beach, swaying palm trees, and unique dining facilities is the perfect destination for a weekend getaway.

Public Transports

Kembangan MRT Station

The accessibility of the development also contributes to the fine Flamingo Valley review. From your home at the Flamingo condo, Siglap MRT station is within walking distance. Other stations such as Bedok MRT station and Kembangan MRT station are in the radius of 1 kilometre as well. As for the bus service, you can find several stops along Siglap Road.

FAQs

General FAQs

When did the Flamingo Valley TOP?

Flamingo Valley obtained its TOP (Temporary Occupation Permit) in 2014.

What is the address of Flamingo Valley?

The address of Flamingo Valley is 478 Siglap Road, Singapore.

What is the tenure for Flamingo Valley?

The tenure of Flamingo Valley is Freehold, starting from 2014. Upon expiration, the land reverts to the state unless the lease is renewed.

How many units are there in Flamingo Valley?

Flamingo Valley has a total of 393 residential units with numerous bedroom configurations to choose from.

How many blocks does Flamingo Valley have?

Flamingo Valley has a total of 11 blocks within the development.

What is the postal code of Flamingo Valley?

The postal code of Flamingo Valley is 454852.

Where to get floor plans for Flamingo Valley?

You can find the floor plan layouts and unit configurations of Flamingo Valley in the Floor Plan section above. 

Where can I find the Flamingo Valley Site Plan?

You can view the site plans and elevation charts for Flamingo Valley in the Site Plan section above.

Located FAQs

What are the schools nearby Flamingo Valley?

Some of the nearest schools from Flamingo Valley are FP Vocal Training Studio, Opera Estate Primary School and Global Indian International School (GIIS) East Coast Campus, providing families with quality education close to home.

Where are the bus stops near Flamingo Valley?

Several bus stops can be found near Flamingo Valley, such as Before Siglap Drive, Flamingo Valley and Opposite Cheviot Hill which is located close to the development.

What condo facilities are available to residents of Flamingo Valley?

Some facilities at Flamingo Valley are available, such as BBQ, Clubhouse and Fitness Corner. Ensuring the lifestyle convenience of every resident. 

Price FAQs

What is the sale price of Flamingo Valley?

The average sale price of Flamingo Valley in the past 6 months is S$ 2.59M.

What is the rental price of Flamingo Valley?

The average rent at Flamingo Valley in the past 6 months is S$ 4.91K, depending on unit size and type.

What is the price range of units in Flamingo Valley?

The price range of units for sale in Flamingo Valley is S$ 950,000 ~ S$ 15,880,000. The prices depend on size, location within the development, and the overall demand in the new launch market.

What is the average PSF for Flamingo Valley?

The current price per square foot (PSF) at Flamingo Valley averages around S$ 1,393 psf ~ S$ 3,970 psf, depending on the unit type, floor, and view.

Investment & Finance FAQs

What is the rental yield at Flamingo Valley?

The latest data puts the average gross rental yield at ≈ 3%.

How much upfront cash/CPF do I need for a S$ 950,000 unit at Flamingo Valley?

At a 75% LTV, the down-payment is S$ 237,500 (25%), of which at least S$ 47,500 (5%) must be in cash; the balance can come from CPF OA savings.

What property-tax rates apply if I rent out my unit at Flamingo Valley?

Non-owner-occupied residential property at Flamingo Valley is taxed on a progressive scale of 12%–36% of Annual Value (AV) from 2026. Owner-occupiers enjoy lower 0%–32% rates.

Property News

Latest New Launch News

About the information on this page

The information on this page contains the latest available details about this development which is a mix of information generated by the 99.co team and facts obtained from official developer sources. This includes, and is not limited to, the official developer brochure, to bring you the most accurate information to help with your choice of condo. 

If any of the information is inaccurate, please contact us and we will amend the details as soon as possible. If you have any queries, compliments, or feedback on how we can learn to serve you better, please also feel free to reach out to us. We’re listening!

Please read our full terms and conditions on 99.co’s website or learn more about 99 Group.

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