Freehold, renovated 3-bedroom in move-in condition — in the elevated Upper Deck, north-south facing, with a rare 1 km school catchment in the East.
How to read this. Each small dot is one recent sale nearby, plotted by price per square foot (6 sales). The gold dot is this unit's asking price per square foot. The tick marks the median, so half the sales sold for more and half for less. A dot to the left of gold sold for less per square foot. It compares price per square foot only: it does not account for floor, view, condition or renovation, and it is not a valuation.
Actual caveats near the subject, median S$1,846 psf. See each sale. Source and date are with the table below.
Flamingo Valley's Upper Deck sits at the highest elevation of the site — only three of the ten blocks — for better light and breeze, natural cross-ventilation, and upper floors set back from the road.
Among the shortest walks from the arrival court and drop-off — a genuine everyday convenience in a 393-unit estate.
Naturally cool with cross-ventilation and north-south light — the orientation buyers pay a premium for in the tropics (living and dining face north-south; door facing out west).
Both St. Stephen's (~0.8 km) and Opera Estate Primary (~0.3 km) sit inside the 1 km zone. St. Stephen's adds what most top schools can't — affiliation priority into the St. Patrick's / SJI family and on to Catholic Junior College, and in 2025 it didn't even ballot (74 applied for 183 places). A genuine local through-train, especially prized by PRs who'd rather not take the international-school route.
In move-in condition — no rebuild, no long fit-out. Enclosed kitchen, 60×60 marble-slab flooring and 2.9 m ceilings, well-kept throughout; just light finishing to your taste.
Interiors — digitally decluttered (clutter removed via AI; actual unit, layout unchanged). Watermarked; click to enlarge.
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Unit floor plan and development site plan — watermarked; click to enlarge.
Opera Estate Primary is ~0.3 km away — inside the 1 km MOE priority zone — with St. Stephen's ~0.8 km, also within 1 km. St. Stephen's is the standout: affiliation priority into the St. Patrick's / SJI family and Catholic Junior College (St. Patrick's is ~1.4 km away), typically with no balloting — a local through-train from primary to JC that international schools can't match, especially valued by PRs. Flamingo Valley is a 393-unit freehold by FCL Estates (Frasers Centrepoint), designed by SAA Architects with Japan's Miyake Masaki Associates, with resort facilities — a 50 m lap pool, 11 m cascading water wall, skybridge with glass lift, tennis court and gym. Bedok MRT is ~1.1 km (Siglap MRT on the Thomson-East Coast Line is the newer, closer option) and East Coast Park ~1.9 km — the MRT is a real walk and Siglap Road is the estate's single vehicular entrance, trade-offs worth knowing and reflected in the price.
Tap a category to see just those pins on the map.
OneMap-routed distances/times; ratings via Google Places, indicative and subject to change. School distances follow MOE's 1km/2km basis — confirm the exact block on MOE's school-home distance tool.
| School | Dist | Band | Applied / places | Outcome |
|---|---|---|---|---|
| Opera Estate Primary | 0.32 km | 1km | 83 / 104 | No ballot |
| St. Stephen's School | 0.79 km | 1km | 74 / 183 | No ballot |
| Ngee Ann Primary | 1.58 km | 2km | 148 / 127 | Balloted |
| Fengshan Primary | 1.78 km | 2km | 93 / 69 | Balloted |
| CHIJ (Katong) Primary | 1.85 km | 2km | 71 / 107 | No ballot |
| Bedok Green Primary | 1.85 km | 2km | 30 / 195 | No ballot |
| Tao Nan School | 1.92 km | 2km | 81 / 45 | Balloted |
Official MOE 2025 P1 data (Phase 2C — applicants vs places). Within-1km applicants get distance priority, and an undersubscribed school admits everyone — so both 1 km schools were safe in 2025, St. Stephen's comfortably (74 for 183). Confirm on MOE SchoolFinder for the current exercise. Check live on MOE SchoolFinder ↗
🚌 Bus is the practical link:
Times are indicative — weekday 08:30 for public transport (OneMap routing); drive times are off-peak, no live traffic — both vary with actual conditions.
Indicative only — confirm stamp duty, GST & apportionment with your lawyer / IRAS.
| Comparable | Blk · Level | Sold | Tenure | Price | psf |
|---|---|---|---|---|---|
| This unit 990 sqft · 3-bed | Levels 04 | Asking | Freehold | S$1.88M | ~S$1,899 |
| ~1,206 sqft · 3-bed | Blk 478 · Levels 02 | May 2026 | Freehold | S$2.26M | S$1,871 |
| ~1,206 sqft · 3-bed | Blk 470 · Levels 02 | Mar 2026 | Freehold | S$2.20M | S$1,825 |
| ~990 sqft · 3-bed | Blk 468 · Levels 03 | Oct 2025 | Freehold | S$1.85M | S$1,868 |
| ~1,173 sqft · 3-bed | Blk 468 · Levels 01 | Jan 2026 | Freehold | S$2.07M | S$1,763 |
| ~818 sqft · 2-bed | Blk 460 · Levels 03 | Feb 2026 | Freehold | S$1.58M | S$1,931 |
| ~861 sqft · 2-bed | Blk 470 · Levels 02 | Jun 2026 | Freehold | S$1.56M | S$1,812 |
Actual Flamingo Valley caveats (REALIS, blocks 460–478 Siglap Rd). Block + floor shown; exact unit withheld. Verify on URA REALIS.
| Claim | Figure | Where it holds | Source |
|---|---|---|---|
| Non-landed private home prices rose 32.6% over the 5 years to 2Q 2026 (URA price index, all tenures and districts). | 32.6% | island | SingStat, Private Residential Property Price Index by type (URA) [1] · as at 2026-11-01 |
| Winning bids for residential-only government land sites averaged $1,204 psf ppr in 2022 and $1,465 in 2026 (+21.7%), across 9 and 10 sites. Land is the part of a new launch's price that is fixed before a single unit is built. 2026 is a part-year. | 21.7% | island | Square Foot Research / EdgeProp government land sales, aggregated by us, as at 2026-10-01 · as at 2026-10-01 (indicative) |
| New-sale condo launches: freehold averaged $767 psf in 1995 and $2,852 in 2026 (+271.84%); 99-year averaged $662 and $2,417 (+265.11%). This mainly reflects what each year's launches cost to build, land included, not growth in a unit you already own. 2026 is a part-year. The averages mix ages, locations and sizes. | 271.84% | island | PropNex Investment Suite ProTrend, generated 30 Sep 2026 · as at 2026-09-30 (indicative) |
Figures are quoted or counted from the sources shown, at the narrowest scope they support -- never an unqualified 'only'.
Launched 2010–11 at ~$1,300–1,500 psf; freehold D15 here now trades ~$1,800–1,950. That is the past record, not a forecast.ⓥ
New boutique blocks in Joo Chiat sold at S$2,228–2,638 psf (URA, last 12 months), so the same 990 sqft new would be roughly S$2.2–2.6M; this renovated freehold is ~S$1,899 psf. What's that gap worth — and could you renovate for the difference?ⓥ
55 caveats set the project band. At ~+4% for a well-placed, renovated, north-south facing unit — priced to the market, or above it? You decide.
Long Island reclamation began Mar 2026 (~800 ha, twice Marina Bay, 20 km of new coastal parks); the ~12,500-home Bayshore precinct gets its own TEL MRT; and post-2030s the Paya Lebar airbase move lifts the 24-storey height cap here. Announced developments — you weigh what they mean.ⓥ
Figures indicative and sourced (URA REALIS caveats; OneMap schools; new-launch benchmarks; URA development announcements). Historical / announced only — not a forecast, an assurance of returns, or financial advice. Verify independently.
| Indicative market rentⓥ | ~S$4,800 / mo |
| Gross yield on S$1.88M | ~3.1% |
| Property tax — owner-occupied | lower tier, 0–6% of AV |
| Property tax — rented / investmentⓥ | higher tier, 12–36% of AV |
| Maintenance + sinking fund | ~S$426 / mo |
Residential property tax is tiered on Annual Value and materially higher when rented out than owner-occupied — factor it into net yield. Rent indicative; confirm AV & rates with IRAS.
Yield basis (CEA): gross yield = annual rent as stated above (passing or projected, per the stated basis) ÷ the stated asking price; net yield is after property tax (a flat 10% of Annual Value), MCST/service charge and outgoings. These are historical/indicative, not a forecast or a guarantee of return — verify the tenancy and the IRAS Annual Value independently before relying on them.
Published government plans near this property — the facts, with sources. What they mean for value is a question worth asking.
URA non-landed private-residential price index sat at 212.7 in Q3 2026 (+1.0% QoQ, +2.0% YoY) (URA via data.gov.sg).
Who actually lives here — this subzone, Census 2020.
How to read this. The line in the middle is the Singapore average, set to 100. A bar to the right means more of that age group live in this area than the national share (idx 113 means 13% more); a bar to the left means fewer (idx 78 means 22% fewer). The percentage is that group's share of local residents. Residents are not the same as the people who would visit or work here, and the figures are from Census 2020.
Income here runs above the Singapore average — what does that change about the price point this catchment supports?
General market information on this page was last updated on 1 Nov 2026.
The real number, what it means here, and the question it leaves you with.
Straight answers — the trade-offs are real and priced in. The full buyer's guide goes deeper.
Not quite the one? A few more from the current collection in a similar bracket — happy to walk you through any of them.
District 15 freehold specialist. I price every unit against live URA transactions, verify the school catchment on OneMap, and set the numbers — and the trade-offs — out honestly, so you decide with facts, not hype.
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