The Vales
The Vales is a 99-year leasehold executive condominium in District 19 (Punggol, Hougang, Serangoon Gardens), within Singapore's Outside Central Region (OCR). Completed in 2017, the development comprises 517 units, on a lease that commenced in 2014. Sale and rental figures on this page are compiled from URA transaction records.
THE VALES
Over the 12 months to Jul 2026, The Vales recorded 40 resale transactions at a median $1,617 psf (median price $1,440,000), and 47 rental contracts at a median $4,000/mo, a gross rental yield of 3.3%. Source: URA caveat data, as of Jul 2026.
The Vales's median of $1,617 psf over the trailing 12 months places its pricing below roughly 54% of District 19 condos; resale liquidity has been active with 40 caveats lodged; the 3.3% gross rental yield sits above the ~3% private-market benchmark. Figures reflect URA-registered resale caveats and exclude new-launch sales; weigh unit-specific factors — floor, facing and remaining lease — against this project-level average.
| Date | Price | PSF | Size (sqft) | Floor | Type |
|---|---|---|---|---|---|
| Jul-26 | $1,780,000 | $1,723 psf | 1,033 sqft | 11 to 15 | 3BR |
| Jun-26 | $1,638,000 | $1,585 psf | 1,033 sqft | 01 to 05 | 3BR |
| Jun-26 | $1,250,000 | $1,636 psf | 764 sqft | 11 to 15 | 2BR |
| Jun-26 | $1,210,000 | $1,583 psf | 764 sqft | 11 to 15 | 2BR |
| May-26 | $1,738,888 | $1,683 psf | 1,033 sqft | 01 to 05 | 3BR |
| May-26 | $1,366,888 | $1,512 psf | 904 sqft | 06 to 10 | 2BR |
| May-26 | $2,225,000 | $1,752 psf | 1,270 sqft | 11 to 15 | 3BR |
| Apr-26 | $1,760,000 | $1,703 psf | 1,033 sqft | 06 to 10 | 3BR |
Can I afford The Vales?
Get the monthly repayment, total interest and cash flow based on this project’s median price of $1,440,000.
En-Bloc Potential
A heuristic read of land/redevelopment fundamentals — not a prediction that a collective sale will happen. Whether one succeeds hinges on owner consent, reserve-price expectations, and market timing. Only ~1 in 10 en-bloc attempts complete, and realised premiums have averaged ~14% (owners often expect 40%+). For an ageing leasehold, weigh this against near-certain lease decay while you wait.