The Vales
The Vales is a 99-year executive condominium in District 19 (Sengkang) that obtained TOP in 2017, with 517 units. Units have recently transacted around S$1.39M (S$1,623 psf), from 778 sales on record. There are 33 units for sale from S$1.20M 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
- May 2026
- Remaining lease
- ≈ 87 years
What is the price and PSF at The Vales?
Units have recently transacted around S$1.39M (S$1,623 psf), at a gross rental yield of about 3.5% (URA caveat data).
Recent median price
S$1.39M
recent · 778 sales on record
Median PSF
S$1,623 psf
recent transactions
Median rent (monthly)
S$4,033
155 rentals on record
Gross rental yield
3.5%
indicative, gross
Units currently for sale are asking a median of S$1,632 psf.
Source: URA caveat data, through May 2026.
What has recently sold at The Vales?
The Vales has 778 recorded sales; the most recent transacted at S$1,366,888 in May 2026 (URA caveat data).
| Date | Price | Size (sqft) | 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 |
| Mar 2026 | S$1,388,888 | 915 | S$1,518 psf |
| Mar 2026 | S$1,525,000 | 915 | S$1,667 psf |
| Mar 2026 | S$1,405,888 | 915 | S$1,537 psf |
| Feb 2026 | S$1,250,000 | 764 | S$1,636 psf |
778 sales and 155 rentals on record since Jul 2015. Source: URA.
What bedroom types are available at The Vales?
The Vales has 33 units listed for sale, spanning 2–5-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 2-bedroom | 4 | S$1.20M–S$1.26M | S$1,571 psf |
| 3-bedroom | 23 | S$1.39M–S$2.80M | S$1,713 psf |
| 4-bedroom | 2 | S$2.69M–S$2.69M | S$1,612 psf |
| 5-bedroom | 4 | S$2.50M–S$2.60M | S$1,632 psf |
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.
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$1.39M) needs about S$10,167/mo in income and S$4,678/mo in repayments, after S$40,156 stamp duty and a S$347k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.39M) 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$40,156
BSD, tiered
Downpayment (25%)
S$347k
cash + CPF
Monthly instalment
S$4,678/mo
30y @ 3.5%
Income required
S$10,167/mo
TDSR @ stress rate
Frequently asked questions about The Vales
What is the price at The Vales?⌄
Units at The Vales have recently transacted around S$1.39M (S$1,623 psf), from 778 sales on record (URA caveat data).
What is the PSF at The Vales?⌄
Units for sale at The Vales are asking a median of about S$1,632 psf.
Is The Vales freehold or leasehold?⌄
The Vales is 99-year, with approximately 87 years remaining on the lease.
When was The Vales built?⌄
The Vales obtained TOP in 2017, developed by SANCTUARY INVESTMENTS PTE LTD.
How many units are for sale at The Vales?⌄
There are 33 units for sale at The Vales, from S$1.20M to S$2.80M.
What is the rental yield at The Vales?⌄
Gross rental yield at The Vales is about 3.5%, based on median current rents and prices.
How many units are in The Vales?⌄
The Vales has 517 units.
What facilities does The Vales have?⌄
The Vales has 12 facilities, including Barbeque Area, Fitness corner, Game room, Gymnasium room, Jogging track, Multi-purpose hall, and more.
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.
