Gallery
Inside the home
Interiors — digitally decluttered (clutter removed via AI; actual unit, layout unchanged). Watermarked; click to enlarge.
Freehold, renovated 3-bedroom in move-in condition — in the elevated Upper Deck, north-facing (no west sun), with a rare 1 km school catchment in the East.
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 zero west sun — the orientation buyers pay a premium for in the tropics (living faces north; main door faces east).
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.
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.
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.
| Comparable | Blk · Level | Sold | Tenure | Price | psf |
|---|---|---|---|---|---|
| This unit 990 sqft · 3-bed | #04 | Asking | Freehold | S$1.88M | ~S$1,899 |
| ~1,206 sqft · 3-bed | Blk 478 · #02 | May 2026 | Freehold | S$2.26M | S$1,871 |
| ~1,206 sqft · 3-bed | Blk 470 · #02 | Mar 2026 | Freehold | S$2.20M | S$1,825 |
| ~990 sqft · 3-bed | Blk 468 · #03 | Oct 2025 | Freehold | S$1.85M | S$1,868 |
| ~1,173 sqft · 3-bed | Blk 468 · #01 | Jan 2026 | Freehold | S$2.07M | S$1,763 |
| ~818 sqft · 2-bed | Blk 460 · #03 | Feb 2026 | Freehold | S$1.58M | S$1,931 |
| ~861 sqft · 2-bed | Blk 470 · #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.
Launched 2010–11 at ~$1,300–1,500 psf; freehold D15 here now trades ~$1,800–1,950. Where has it gone over 15 years — and where next? (Historical — you decide.)ⓥ
Freehold new launches in the area fetch $2,400+ psf; this renovated freehold is ~$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-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 only — confirm stamp duty, GST & apportionment with your lawyer / IRAS.
| 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 210.6 in Q2 2026 (-0.1% QoQ, +1.8% YoY) (URA via data.gov.sg).
Who actually lives here — this subzone, 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 29 Aug 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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