| Bedroom type | No. of units | % | Size range | Gross rent |
|---|---|---|---|---|
| 1-bedroom | 41 | 10% | 517–678 sqft | — |
| 2-bedroom | 114 | 29% | 786–2,250 sqft | S$3,923/mo |
| 3-bedroom | 173 | 44% | 990–3,111 sqft | S$5,600/mo |
| 4-bedroom | 65 | 17% | 1,593–2,960 sqft | S$7,950/mo |
haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.
| Bedrooms | Gross yield | Est. price | Leases (12m) |
|---|---|---|---|
| 2 BR | ~3.0% | ~$1.55M | 36 |
| 3 BR | ~3.0% | ~$2.22M | 42 |
| 4 BR | ~2.9% | ~$3.25M | 20 |
Relevant market insights
Very low because this development is young — recently completed condos see almost no collective-sale interest.
FLAMINGO VALLEY was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
About typical readiness to sell for a property of this profile.
haio has transaction records for 372 of 393 units at FLAMINGO VALLEY — the units we can track. Of those, 85% are past Singapore’s 3-year Seller’s Stamp Duty (SSD) period, so their owners can sell today without paying SSD, and 58% have been held for more than 10 years.
85%
Free to sell (no SSD)
315 of 372 tracked units are past the 3-year SSD period
93%
Sitting on a gain
190 of 204 resales sold above what the seller paid
Showing 10 of 654 total recorded transactions.
| Jun 2026 | 1BR | $980,000 | 581 | $1,687 | |
| Jun 2026 | 2BR | $1,560,000 | 861 | $1,812 | |
| May 2026 | 3BR | $2,255,000 | 1,205 | $1,871 | |
| Apr 2026 | 4BR | $4,220,000 | 2,572 | $1,641 | |
| Mar 2026 | 4BR | $4,180,000 | 2,572 | $1,625 | |
| Mar 2026 | 4BR | $3,180,000 | 1,593 | $1,996 | |
| Mar 2026 | 3BR | $2,200,000 | 1,205 | $1,826 | |
| Mar 2026 | 3BR | $2,348,000 | 1,205 | $1,949 | |
| Feb 2026 | 2BR | $1,580,000 | 818 | $1,932 | |
| Jan 2026 | 2BR | $1,575,000 | 818 | $1,925 |
6 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| Park East | 146 m | Apr 2026 | Resale | 3BR | $2,360,000 | 1,345 | $1,755 |
| Park East | 146 m | Apr 2026 | Resale | 3BR | $3,000,000 | 1,722 | $1,742 |
| Park East | 146 m | Apr 2026 | Resale | 3BR | $2,360,000 | 1,345 | $1,755 |
| Gemini Apartments | 300 m | May 2022 | Resale | 3BR | $1,680,000 | 1,270 | $1,323 |
| Gemini Apartments | 300 m | 19 Mar 2021 | Resale | 3BR | $1,510,000 | 1,270 | $1,189 |
| Gemini Apartments | 300 m | 24 Nov 2020 | Resale | 3BR | $1,280,000 | 1,270 | $1,008 |
Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for FLAMINGO VALLEY
| 01 | 02 | 03 | 04 | 05 | 06 | 07 | 08 | 09 | 10 | 11 | 12 | |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 05 | #05-018182BR | #05-022,2933BR | #05-032,2283BR | #05-042,2283BR | #05-051,6472BR | #05-068182BR | #05-072,2283BR | #05-082,2283BR | #05-092,2933BR | #05-108182BR | #05-112,2283BR | #05-122,2283BR |
| 04 | #04-011,5612BR | #04-021,1523BR | #04-031,3893BR | #04-041,5283BR | #04-058182BR | #04-068182BR | #04-071,3893BR | #04-081,3893BR | #04-091,1523BR | #04-108182BR | #04-111,3893BR | #04-121,3893BR |
| 03 | #03-011,2492BR | #03-022,0133BR | #03-032,0133BR | #03-041,3893BR | #03-052,0132BR | #03-061,2492BR | #03-071,3893BR | #03-081,3893BR | #03-091,1523BR | #03-108182BR | #03-111,3893BR | #03-121,3893BR |
| 02 | #02-011,3242BR | #02-022,0883BR | #02-031,3893BR | #02-041,3893BR | #02-058182BR | #02-068182BR | #02-071,3893BR | #02-081,3893BR | #02-091,1523BR | #02-108182BR | #02-111,3893BR | #02-121,3893BR |
| 01 | #01-018182BR | #01-022,1213BR | #01-031,3893BR | #01-041,3893BR | #01-052,1212BR | #01-061,3022BR | #01-071,3893BR | #01-081,3893BR | #01-091,1523BR | #01-108182BR | #01-111,3893BR | #01-121,3893BR |
109 realized resale exits at FLAMINGO VALLEY over the 5y window — 109 profitable, 0 at a loss, a median 2.26%/yr.
| Unit Type | Exits | Med Holding | Med PSF Buy | Med PSF Sell | Med Profit | Med Annualised |
|---|---|---|---|---|---|---|
| 1BR | 7 | 11y 11m | $1,569 | $1,667 | S$50,468 | 0.51% |
| 2BR | 2 | 12y 8m | $1,316 | $1,591 | S$162,103 | 1.48% |
| 3BR | 33 | 12y 7m | $1,361 | $1,774 | S$338,000 | 2.04% |
| 4BR | 36 | 12y 9m | $1,246 | $1,755 | S$627,867 | 2.55% |
| 5BR+ | 31 | 13y 1m | $1,124 | $1,601 | S$867,200 | 2.49% |
| Total | 109 | 12y 7m | $1,250 | $1,678 | S$498,394 | 2.26% |
No loss-making resales in this window — every matched exit sold above its matched entry price.
Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.
Exit Audience is a haio+ feature
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If you bought at FLAMINGO VALLEY today at ~$1,858 psf (the recent resale median — last 12 months, 25 sales)…
94.1%
of current owners hold at a lower PSF — they could sell below your entry and still profit.
n=372 traced current owners, 98.7% unit-exact
the Exit-Risk band is a haio+ feature
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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated
When direct sun lands on a West-facing window at FLAMINGO VALLEY, for the date you pick.
Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.
Estimated from solar geometry — nearby buildings and blockage are not modelled.
Anchored to this project's estimated price (~S$2.25M, the median of recent sale transactions at FLAMINGO VALLEY) — drag to explore what else that budget buys across Singapore.
35 within 1 km
| 146 m | Park East | FH | 1994 | $1,745 |
| 300 m | Gemini Apartments | FH | — | — |
| 410 m | Frankel Estate | FH | — | — |
| 463 m | South Union Park | FH | — | — |
| 494 m | Bowmont Centre | FH | 2003 | $1,434 |
| 542 m | Opera Estate | FH | — | — |
| 606 m | The Hacienda | FH | 1986 | $1,698 |
| 634 m | Sin Chuan Garden | FH | 1983 | $1,301 |
| 655 m | Siglap V | FH | 2013 | $1,512 |
| 658 m | Siglap Shopping Centre | FH | 1979 | — |
Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.
What's next
Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.
“Free to sell” means the 3-year Seller’s Stamp Duty window has passed, so selling now incurs no SSD penalty — a proxy for how many owners could list without a tax cost. “Tracked” units are those with a purchase on record; not every unit has changed hands.
A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated