The Park Vale
The Park Vale is a 999-year leasehold condominium located in District 11 (Watten Estate, Novena, Thomson), part of the Core Central Region (CCR). Completed in 1997, the development comprises 40 units, on a lease that commenced in 1874. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
THE PARK VALE is a 999 yrs lease commencing from 1874 condominium at PARK VALE in District 11 (CCR), developed by EURO-ASIA REALTY PTE LTD, comprising 40 units, completed in 1997.
Location & Connectivity
THE PARK VALE is approximately 690m from Tan Kah Kee MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tan Kah Kee | Downtown Line | 690m |
| Botanic Gardens | Circle Line | 930m |
| Botanic Gardens | Downtown Line | 930m |
| Farrer Road | Circle Line | 1.5 km |
Schools & Education
13 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Chatsworth International School (Bukit Timah) | International | 540m |
| National Junior College | Secondary | 650m |
| National Junior College | JC | 650m |
| German European School Singapore | International | 920m |
| SJI International School | International | 950m |
| Hollandse School | International | 1.2 km |
| Lycee Francais de Singapour | International | 1.4 km |
| Raffles Girls' Primary School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $1,787 psf | $2,000,000 |
| 4 BR | 3 | $1,772 psf | $2,466,667 |
| 5+ BR | 2 | $1,768 psf | $3,500,000 |
Market Position
THE PARK VALE has recorded 6 sales at an average price of $2,733,333.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,581 psf | — |
| 2023 | 2 | $1,754 psf | ↑ 10.9% |
| 2024 | 1 | $1,806 psf | ↑ 3.0% |
| 2026 | 2 | $1,873 psf | ↑ 3.7% |
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THE PARK VALE prices sit at a fresh series high after a 3.7% gain on the prior period, now 18.4% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 11 reads 119.0 as of June 2026 — down 0.1% 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 |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- Only 2 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 40 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, international school families, en-bloc speculators and freehold / generational hold. Parking and arterial road access matter more here than walking-distance MRT.
long-term hold (10+ yr) and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
yield-focused investors should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
THE PARK VALE is a 999 yrs lease commencing from 1874 development in District 11 (CCR), with 40 units, offering a gross yield of 2.1%.
At ~$1,873 psf, it reflects its premium CCR positioning.
Explore the full THE PARK VALE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE PARK VALE against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Timah — 4-room average $846,049 (790m away), an upgrader gap of about $1,900,000
FAQ
What is the average PSF for THE PARK VALE?
Is THE PARK VALE freehold?
What is the rental yield for THE PARK VALE?
Which MRT is nearest to THE PARK VALE?
Sources & Next Steps
- THE PARK VALE Dashboard — Live charts and analytics
- URA — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 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: 6 transactions
- Rental data: 35 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 6 records analysed · Source: URA private-sale caveats