DALLA VALE is a freehold development along SPRINGLEAF AVENUE in District 26 (Mandai / Upper Thomson), part of the OCR segment of Singapore's private residential market. The project comprises 60 units and is TOP 2009.
This profile draws on 14 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 17 years from TOP, DALLA VALE is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 26 (Mandai / Upper Thomson), the immediate context for DALLA VALE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 14 sales and 102 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the DALLA VALE dashboard.
- Average sale price: $3,048,571 across 14 transactions
- Estimated gross rental yield: 2.5%
- District 26 PSF ranking: Value tier (top 89%)
- Freehold tenure · OCR · D26 · 60 units
About DALLA VALE
DALLA VALE is a freehold condominium, located at SPRINGLEAF AVENUE in District 26 (Upper Thomson, Springleaf) (Outside Central Region), developed by BOO HAN HOLDINGS PTE LTD (FAR EAST ORGANIZATION), comprising 60 residential units, completed in 2009.
As a freehold property, DALLA VALE does not face lease decay concerns.
Sales Market Overview
DALLA VALE has recorded 14 sale transactions with an average transaction price of $3,048,571, ranging from $2,660,000 to $3,340,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 3 | $846 psf | $2,746,667 | — |
| 2023 | 3 | $934 psf | $3,000,000 | ↑ 10.4% |
| 2024 | 2 | $966 psf | $3,130,000 | ↑ 3.5% |
| 2025 | 6 | $982 psf | $3,196,667 | ↑ 1.6% |
DALLA VALE ranks in the top 89% of condos in District 26 by average PSF.
Compared to the OCR average of $1,550 psf, DALLA VALE trades 39.4% below the segment benchmark.
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Rental Market Overview
DALLA VALE has recorded 102 rental transactions with monthly rents averaging $6,258/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 102 | $6,258/mo | $4,100/mo | $7,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 12 | $4,787/mo |
| 2022 | 29 | $5,710/mo |
| 2023 | 17 | $6,720/mo |
| 2024 | 17 | $6,883/mo |
| 2025 | 19 | $6,729/mo |
| 2026 | 8 | $7,025/mo |
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Investment Analysis
Based on average rents and sale prices, DALLA VALE delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 26
Side-by-side comparison against the most actively traded condos in District 26 (Upper Thomson, Springleaf):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SPRINGLEAF RESIDENCE | 99 yrs lease commencing from 2024 | 941 | $2,178 psf | 914 |
| LENTOR MODERN | 99 yrs lease commencing from 2021 | 605 | $2,137 psf | 635 |
| LENTOR HILLS RESIDENCES | 99 yrs lease commencing from 2022 | 598 | $2,116 psf | 599 |
| LENTOR MANSION | 99 yrs lease commencing from 2023 | 533 | $2,266 psf | 533 |
| LENTOR CENTRAL RESIDENCES | 99 yrs lease commencing from 2023 | 477 | $2,222 psf | 477 |
Location Map
Map shows DALLA VALE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- DALLA VALE
- Springleaf MRT
- Singapore American School
Nearby MRT Stations
DALLA VALE is 580m from Springleaf MRT (Thomson-East Coast Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Springleaf | TE4 | Thomson-East Coast Line | 580m |
Nearby Schools
There are 1 school within 2 km of DALLA VALE.
| School | Type | Distance |
|---|---|---|
| Singapore American School | International | 2.0 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Springleaf is about 0.58km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 60 units, DALLA VALE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Singapore American School sits about 1.95km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 14 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: DALLA VALE combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 14 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for DALLA VALE?
What is the rental yield for DALLA VALE?
Is DALLA VALE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 14 transactions analysed
- Rental data: 102 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 DALLA VALE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,205 condo transactions recorded in District 26 over the last 12 months, 83% new sale, 13% resale, 3% sub 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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Upcoming Supply Pipeline
1 active Government Land Sales site in District 26 could add roughly 175 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 |
|---|---|---|---|---|
| Lentor Gardens | — | ~175 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing DALLA VALE against staying public? These HDB towns sit within walking or short-drive distance:
- Yishun — 4-room average $561,464 (1.7 km away), an upgrader gap of about $2,500,000