We track 21 sales and 83 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the FLAME TREE PARK dashboard.
- Average sale price: $3,014,787 across 21 transactions
- Estimated gross rental yield: 1.7%
- District 20 PSF ranking: Mid-range (top 51%)
- Freehold tenure · RCR · D20 · 160 units
About FLAME TREE PARK
FLAME TREE PARK is a freehold condominium, located at SIN MING AVENUE in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region), developed by WING MUN REALTY PTE LTD (WING TAI), comprising 160 residential units, completed in 1989.
As a freehold property, FLAME TREE PARK does not face lease decay concerns.
Sales Market Overview
FLAME TREE PARK has recorded 21 sale transactions with an average transaction price of $3,014,787, ranging from $2,480,000 to $3,475,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,435 psf | $2,626,178 | — |
| 2022 | 1 | $1,663 psf | $2,650,000 | ↑ 15.9% |
| 2023 | 4 | $1,716 psf | $2,951,500 | ↑ 3.1% |
| 2024 | 3 | $1,807 psf | $3,142,933 | ↑ 5.3% |
| 2025 | 7 | $1,831 psf | $3,259,977 | ↑ 1.4% |
| 2026 | 1 | $1,969 psf | $3,475,000 | ↑ 7.5% |
FLAME TREE PARK ranks in the top 51% of condos in District 20 by average PSF.
Compared to the RCR average of $2,049 psf, FLAME TREE PARK trades 16.6% below the segment benchmark.
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Rental Market Overview
FLAME TREE PARK has recorded 83 rental transactions with monthly rents averaging $4,242/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 83 | $4,242/mo | $2,650/mo | $6,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 18 | $3,262/mo |
| 2022 | 14 | $3,968/mo |
| 2023 | 15 | $4,673/mo |
| 2024 | 14 | $4,516/mo |
| 2025 | 17 | $4,763/mo |
| 2026 | 5 | $4,710/mo |
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Investment Analysis
Based on average rents and sale prices, FLAME TREE PARK delivers an estimated gross rental yield of 1.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 20
Side-by-side comparison against the most actively traded condos in District 20 (Ang Mo Kio, Bishan):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 372 | $2,143 psf | 398 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,104 psf | 380 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,836 psf | 216 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,948 psf | 170 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
Location Map
Map shows FLAME TREE PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- FLAME TREE PARK
- Bright Hill MRT
- Upper Thomson MRT
- Peirce Secondary School
- Jing Shan Primary School
- CHIJ Our Lady of Good Counsel
Nearby MRT Stations
FLAME TREE PARK is 570m from Bright Hill MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bright Hill | TE7 | Thomson-East Coast Line | 570m |
| Upper Thomson | TE8 | Thomson-East Coast Line | 950m |
Nearby Schools
There are 19 schools within 2 km of FLAME TREE PARK.
| School | Type | Distance |
|---|---|---|
| Peirce Secondary School | Secondary | 1.3 km |
| Jing Shan Primary School | Primary | 1.4 km |
| CHIJ Our Lady of Good Counsel | Primary | 1.4 km |
| Swiss Cottage Secondary School | Secondary | 1.5 km |
| EtonHouse International School (Thomson) | International | 1.5 km |
| Bishan Park Secondary School | Secondary | 1.6 km |
| Marymount Convent School | Primary | 1.6 km |
| Zhangde Primary School | Primary | 1.6 km |
| Ngee Ann Primary School | Primary | 1.6 km |
| Mayflower Primary School | Primary | 1.7 km |
| Ngee Ann Secondary School | Secondary | 1.7 km |
| Ang Mo Kio Secondary School | Secondary | 1.8 km |
FAQ
What is the average price for FLAME TREE PARK?
What is the rental yield for FLAME TREE PARK?
Is FLAME TREE PARK freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 21 transactions analysed
- Rental data: 83 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for FLAME TREE PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 621 condo transactions recorded in District 20 over the last 12 months, 91% resale, 6% sub sale, 3% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 4.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 20 could add roughly 215 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Upper Thomson Road | — | ~215 | Confirmed | Available |
HDB Alternatives Nearby
Weighing FLAME TREE PARK against staying public? These HDB towns sit within walking or short-drive distance:
- Bishan — 4-room average $791,445 (240m away), an upgrader gap of about $2,250,000
- Ang Mo Kio — 4-room average $724,816 (890m away), an upgrader gap of about $2,300,000