Overview & Key Facts
FLAME TREE PARK is a freehold condominium at SIN MING AVENUE in District 20 (RCR), developed by WING MUN REALTY PTE LTD (WING TAI), comprising 160 units, completed in 1989.
Location & Connectivity
FLAME TREE PARK is approximately 570m from Bright Hill MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bright Hill | Thomson-East Coast Line | 570m |
| Upper Thomson | Thomson-East Coast Line | 950m |
Schools & Education
19 schools within 2 km.
| 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 |
Market Position
FLAME TREE PARK has recorded 22 sales at an average price of $3,030,024.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 5 | $1,435 psf | — |
| 2022 | 1 | $1,663 psf | ↑ 15.9% |
| 2023 | 4 | $1,716 psf | ↑ 3.1% |
| 2024 | 3 | $1,807 psf | ↑ 5.3% |
| 2025 | 7 | $1,831 psf | ↑ 1.4% |
| 2026 | 2 | $2,036 psf | ↑ 11.2% |
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The latest reading marks the highest point in this series — FLAME TREE PARK prices have climbed 41.8% since 2021.
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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | $2,152 psf | 409 |
| JADESCAPE | 99 yrs lease commencing from 2018 | $2,107 psf | 386 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | $1,845 psf | 222 |
| SEMBAWANG HILLS ESTATE | Freehold | $1,951 psf | 176 |
| SKY VUE | 99-year leasehold | $1,973 psf | 171 |
What Could Work Against You
- With just 5 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- At 37+ years of age, upkeep costs trend upward and renovation budgets matter; some owners here are effectively holding an en-bloc option.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters, car-owning households, nature / park-fronting and yield-focused investors best. MRT proximity is the standout commute feature for daily transit users.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
Verdict
FLAME TREE PARK is a freehold development in District 20 (RCR), with 160 units, offering a gross yield of 1.7%.
At ~$1,877 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full FLAME TREE PARK dashboard for interactive analytics.
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
FAQ
What is the average PSF for FLAME TREE PARK?
Is FLAME TREE PARK freehold?
What is the rental yield for FLAME TREE PARK?
Which MRT is nearest to FLAME TREE PARK?
Sources & Next Steps
- FLAME TREE PARK Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 20 (Ang Mo Kio, Bishan) — District 20 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 22 transactions
- Rental data: 86 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 22 records analysed · Source: URA private-sale caveats