The Vales
The Vales is a 99-year executive condominium in District 19 (Sengkang) that obtained TOP in 2017, with 517 units. Across 782 transactions on record, units have recently transacted around S$1.37M (S$1,623 psf, ~904 sqft). There are 52 units for sale from S$1.15M to S$2.80M. The lease has approximately 87 years remaining.
What are the key facts about The Vales?
The Vales is a 99-year executive condominium in District 19 (Sengkang) that obtained TOP in 2017, with 517 units.
- Tenure
- 99-year
- TOP / Completion
- 2017
- Developer
- SANCTUARY INVESTMENTS PTE LTD
- Total units
- 517
- Blocks
- —
- District / Area
- District 19 (Sengkang)
- Market segment
- OCR
- Median PSF
- S$1,623 psf
- Last transacted
- Jul 2026
- Remaining lease
- ≈ 87 years
What is the price and PSF at The Vales?
Units have recently transacted around S$1.37M (S$1,623 psf), at a gross rental yield of about 3.5% (URA caveat data).
Recent median price
S$1.37M
recent · 782 sales on record
Median PSF
S$1,623 psf
recent transactions
Median rent (monthly)
S$4,006
163 rentals on record
Gross rental yield
3.5%
indicative, gross
Units currently for sale are asking a median of S$1,694 psf — about 4% above the most recent transacted PSF.
Source: URA caveat data, through Jul 2026.
What has recently sold at The Vales?
The Vales has 782 recorded sales; the most recent transacted at S$1,780,000 in Jul 2026 (URA caveat data).
| Date | Price | Size (sqft) | 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$1,250,000 | 764 | S$1,636 psf |
| Jun 2026 | S$1,210,000 | 764 | S$1,583 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 |
| Apr 2026 | S$1,240,000 | 764 | S$1,623 psf |
| Apr 2026 | S$1,290,000 | 904 | S$1,427 psf |
| Apr 2026 | S$1,800,000 | 1,033 | S$1,742 psf |
782 sales and 163 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$1.39M | 19 | +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.
How many property agents are active around The Vales?
11,111 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
11,111
District 19 · closed ≥1 deal
Deals on record
72,282
all-time · all property types
Source: CEA public transaction records, attributed to District 19across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at The Vales?
The Vales has 52 units listed for sale, spanning 2–4-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 2-bedroom | 5 | S$1.15M–S$1.20M | S$1,484 psf |
| 3-bedroom | 44 | S$1.39M–S$2.80M | S$1,694 psf |
| 4-bedroom | 3 | S$2.69M–S$2.80M | — |
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.
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
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.
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$1.37M) needs about S$10,006/mo in income and S$4,603/mo in repayments, after S$39,276 stamp duty and a S$342k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.37M) 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$39,276
BSD, tiered
Downpayment (25%)
S$342k
cash + CPF
Monthly instalment
S$4,603/mo
30y @ 3.5%
Income required
S$10,006/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
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
How much does a unit at The Vales cost?⌄
Units at The Vales have recently transacted around S$1.37M (S$1,623 psf), from 782 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at The Vales?⌄
For a unit around S$1.37M as a first home, you'd need roughly S$10,006/mo in income (assessed at the stress-test rate), with repayments near S$4,603/mo after a S$342k (25%) downpayment and S$39,276 Buyer's Stamp Duty.
Is The Vales a good investment?⌄
Gross rental yield is about 3.5%, and current asking prices sit about 4% above the most recent transacted PSF; median PSF has risen about 93% since 2017. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at The Vales going up?⌄
The median transacted PSF at The Vales has risen about 93% between 2017 and 2026, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is The Vales freehold or leasehold?⌄
The Vales is 99-year, with approximately 87 years remaining on the lease.
When was The Vales built and who developed it?⌄
The Vales obtained TOP in 2017, developed by SANCTUARY INVESTMENTS PTE LTD, with 517 units.
How many units are for sale at The Vales?⌄
There are 52 units for sale at The Vales, from S$1.15M to S$2.80M.
What is the nearest MRT to The Vales?⌄
The nearest MRT/LRT station to The Vales is Cheng Lim LRT, about 65 m away (~1 min walk).
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 qualify for Primary 1 (P1) registration priority.