The Vales
The Vales is a 99-year executive condominium in District 19 (Sengkang) that obtained TOP in 2017, with 517 units. Across 785 transactions on record, units have recently transacted around S$1.74M (S$1,636 psf, ~1,033 sqft). There are 100 units for sale from S$1.15M to S$2.80M. The lease has approximately 87 years remaining.
| Tenure | 99-year leasehold from 2014 (≈87 years left) |
|---|---|
| TOP year | 2017 |
| Developer | SANCTUARY INVESTMENTS PTE LTD |
| Units | 517 |
| District and area | District 19 · Sengkang · OCR |
| Nearest MRT | Cheng Lim LRT, 65 m (~1 min walk) |
| Latest median psf | S$1,636 psf, last 12 URA caveats to Jul 2026 |
What's for sale and for rent at The Vales?
The Vales has 100 units listed for sale, asking S$1.15M to S$2.80M (median S$1,628 psf), and 52 units for rent at a median of S$1,800 a month.
For sale
100 listings
S$1.15M – S$2.80M
For rent
52 listings
S$1,000 – S$5,400 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 2-bedroom | 9 | S$1.15M–S$1.30M | S$1,484 psf |
| 3-bedroom | 66 | S$1.37M–S$1.83M | S$1,628 psf |
| 4-bedroom | 20 | S$2.55M–S$2.80M | S$1,559 psf |
| 5-bedroom | 5 | S$2.70M–S$2.70M | S$1,695 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at The Vales?
Floor plans for The Vales aren't in PropKaki's library yet. Across 785 URA caveats, units range from 753 sqft to 1,722 sqft, and the middle half are 904 sqft to 1,044 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 2-bedroom | 754 sqft to 775 sqft | S$1.15M · S$1,484 psf |
| 3-bedroom | 904 sqft to 1,044 sqft | S$1.37M · S$1,628 psf |
| 4-bedroom | 1,668 sqft to 1,722 sqft | S$2.55M · S$1,559 psf |
| 5-bedroom | 1,593 sqft | S$2.70M · S$1,695 psf |
Check the Floor Plan Finder for The Vales →
Unit sizes from URA caveats. Listed sizes from current property listings.
What is the price and PSF at The Vales?
Units have recently transacted around S$1.74M (S$1,636 psf), at a gross rental yield of about 2.8% (URA caveat data).
Recent median price
S$1.74M
recent · 785 sales on record
Median PSF
S$1,636 psf
recent transactions
Median rent (monthly)
S$4,006
169 rentals on record
Gross rental yield
2.8%
indicative, gross
Units currently for sale are asking a median of S$1,628 psf.
Source: URA caveat data, through Jul 2026.
What has recently sold at The Vales?
The Vales has 785 recorded sales; the most recent transacted at S$1,770,000 in Jul 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Jul 2026 | S$1,770,000 | 1,044 | S$1,695 psf |
| Jul 2026 | S$2,480,000 | 1,593 | S$1,557 psf |
| Jul 2026 | S$1,768,000 | 1,033 | S$1,711 psf |
| Jul 2026 | S$1,780,000 | 1,033 | S$1,723 psf |
| Jun 2026 | S$1,638,000 | 1,033 | S$1,585 psf |
| Jun 2026 | S$1,210,000 | 764 | S$1,583 psf |
| Jun 2026 | S$1,250,000 | 764 | S$1,636 psf |
| May 2026 | S$1,366,888 | 904 | S$1,512 psf |
| May 2026 | S$1,738,888 | 1,033 | S$1,683 psf |
| May 2026 | S$2,225,000 | 1,270 | S$1,752 psf |
| Apr 2026 | S$1,230,000 | 764 | S$1,609 psf |
| Apr 2026 | S$1,760,000 | 1,033 | S$1,703 psf |
785 sales and 169 rentals on record since Jul 2015. Source: URA.
Are prices at The Vales rising?
The median transacted PSF at The Vales has risen 93% over the past 9 years (2017–2026), from S$843 psf to S$1,623 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,623 psf | S$1.41M | 22 | +1.7% |
| 2025 | S$1,596 psf | S$1.49M | 41 | +8.9% |
| 2024 | S$1,465 psf | S$1.32M | 28 | +7.3% |
| 2023 | S$1,365 psf | S$1.25M | 40 | +11.3% |
| 2022 | S$1,226 psf | S$1.18M | 118 | +19.1% |
| 2021 | S$1,029 psf | S$920k | 14 | +12.0% |
| 2020 | S$919 psf | S$960k | 2 | -2.1% |
| 2019 | S$939 psf | S$970k | 3 | +10.5% |
| 2018 | S$850 psf | S$769k | 8 | +0.8% |
| 2017 | S$843 psf | S$673k | 113 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is The Vales a good investment?
Of 267 units at The Vales that were bought and later resold (bought from 2015, resold up to 2026), 100% sold for more than they were bought for, with a median gain of 57% over a median 6.3-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.8%. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
100%
of 267 resales here
Median gain
57%
gross, before costs
Median hold
6.3 years
bought to resold
Every unit at The Vales with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is The Vales and what's nearby?
The Vales is located in Sengkang, in the North-East Region of Singapore.
The Vales is a 99-year executive condominium completed in 2017. It was developed by SANCTUARY INVESTMENTS PTE LTD. The development has 517 residential units. It sits on a land area of 18,122 sqm and has a gross floor area of 54,366 sqm. The plot ratio is 3.0.
THE VALES is located at 87 Anchorvale Crescent, Singapore 544624. It is part of District 19, Serangoon Garden / Hougang / Punggol, Sengkang. The project falls within the North-East Region and the OCR market segment.
The nearest rail connection is Cheng Lim LRT, approximately 65m away, around 1 minutes on foot. Nearby amenities include Compass One for shopping, PRIME SUPERMARKET LIMITED? for groceries, and Anchorvale Village Hawker Centre for food options. Facilities in the development include Barbeque Area, Fitness corner, Game room, Gymnasium room, Jogging track, and Multi-purpose hall.
How far is The Vales from MRT and schools?
The nearest MRT/LRT to The Vales is Cheng Lim LRT, about 65 m away (~1 min walk). 8 schools are within 1 km, including 5 primary schools.
Getting around
- Cheng Lim LRT65 m · ~1 min
- Farmway LRT464 m · ~7 min
- Sengkang LRT613 m · ~10 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Outram Secondary SchoolSecondary schoolwithin 1 km272 m
- Springdale Primary SchoolPrimary schoolwithin 1 km · P1 priority456 m
- Compassvale Primary SchoolPrimary schoolwithin 1 km · P1 priority548 m
- Nan Chiau Primary SchoolPrimary schoolwithin 1 km · P1 priority565 m
- Compassvale Secondary SchoolSecondary schoolwithin 1 km713 m
- Punggol Green Primary SchoolPrimary schoolwithin 1 km · P1 priority822 m
- Nan Chiau High SchoolSecondary schoolwithin 1 km965 m
- Anchor Green Primary SchoolPrimary schoolwithin 1 km · P1 priority997 m
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built The Vales and how big is the development?
The Vales was developed by SANCTUARY INVESTMENTS PTE LTD, with 517 units.
- Developer
- SANCTUARY INVESTMENTS PTE LTD
- Land area
- 18,122 sqm (195,063 sqft)
- Gross floor area
- 54,366 sqm (585,190 sqft)
- Plot ratio
- 3.00
What facilities does The Vales have?
The Vales has 12 facilities, including Barbeque Area, Fitness corner, Game room, Gymnasium room, and more.
What does it cost to own a unit at The Vales?
Buying a unit at The Vales (~S$1.74M) needs about S$12,729/mo in income and S$5,856/mo in repayments, after S$56,544 stamp duty and a S$435k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.74M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$56,544
BSD, tiered
Downpayment (25%)
S$435k
cash + CPF
Monthly instalment
S$5,856/mo
30y @ 3.5%
Income required
S$12,729/mo
TDSR @ stress rate
How many property agents are active around The Vales?
11,112 CEA-registered agents closed at least one recorded deal in District 19 — where The Vales sits — in the last 12 months, across all property types.
Active agents · 12mo
11,112
District 19 · closed ≥1 deal
Deals on record
72,395
all-time · all property types
Source: CEA public transaction records, attributed to District 19 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about The Vales? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from The Vales's own transactions.
PropKakiRecent units at The Vales sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about The Vales
Is The Vales freehold?⌄
No. The Vales is on a 99-year lease that started in 2014, with about 87 years left.
How old is The Vales?⌄
The Vales was completed (obtained TOP) in 2017, so it is about 9 years old.
Is The Vales a good investment?⌄
Of 267 units at The Vales that were bought and later resold (bought from 2015, resold up to 2026), 100% sold for more than they were bought for, with a median gain of 57% over a median 6.3-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.8%. Past resale results don't predict future returns, and this is not financial advice.
Is The Vales an EC?⌄
Yes. The Vales is an executive condominium (EC).
Who is the developer of The Vales?⌄
The Vales was developed by SANCTUARY INVESTMENTS PTE LTD.
What is the price of a condo at The Vales?⌄
Units at The Vales have recently sold for around S$1.74M (S$1,636 psf), the median of the last 12 URA caveats to Jul 2026. The price depends on size, floor and facing. 100 units are listed for sale from S$1.15M to S$2.80M.
Where is The Vales located?⌄
The Vales is at 87 Anchorvale Crescent, Singapore 544624, in Sengkang (District 19). The nearest MRT station is Cheng Lim LRT, about 65 m away.
How many units are there in The Vales?⌄
The Vales has 517 units.
How much do I need to earn to buy at The Vales?⌄
For a unit around S$1.74M as a first home, you'd need roughly S$12,729/mo in income (assessed at the stress-test rate), with repayments near S$5,856/mo after a S$435k (25%) downpayment and S$56,544 Buyer's Stamp Duty.
Are prices at The Vales going up?⌄
The median price per square foot at The Vales has risen about 93% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of The Vales?⌄
Springdale Primary School, Compassvale Primary School, Nan Chiau Primary School, Punggol Green Primary School are within 1 km of The Vales. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.