The Vales
Five years ago, buying The Vales felt like a low-drama bet on the Sengkang heartland — an Executive Condominium with HDB-grant tailwinds, Compass One literally across the road, and a five-year Minimum Occupation Period stretching ahead. Today, with the Minimum Occupation Period crossed in 2022 and full privatisation pencilled in for 2027, the question has flipped. The resale gate is open, the lease has roughly 87 years of runway (as of 2026-05), and 517 units now compete in a District 19 ecosystem that has absorbed thousands of new launches since 2014. Is the post-MOP EC story still intact? This District 19 review walks through the lease, the comps, and the buyer-fit calculus for a property that sits at the awkward midpoint between HDB heartland and full private condo.
The Vales sits at 4 Anchorvale Crescent in the Sengkang Anchorvale precinct, an 8-minute covered walk to Sengkang MRT (North East Line) and the integrated Compass One shopping mall. The development was delivered by Anchorvale Residences Pte Ltd — a Sim Lian Group entity — and obtained Temporary Occupation Permit in 2017. Tenure is 99 years from 2014, leaving approximately 87 years of runway (as of 2026-05). At 517 units across five 14-storey blocks, the development sits at the upper-middle of the EC scale band — large enough to support genuine resale liquidity, small enough to avoid the absorption depth that plagues 1,000-plus-unit projects.
The unit mix is family-skewed: a small number of two-bedroom and three-bedroom compact layouts, with the bulk in three-bedroom, four-bedroom, and a handful of five-bedroom configurations. Typical built-up areas run from around 700 square feet for the smallest stacks to roughly 1,500 square feet for the largest five-bedroom layouts. As an Executive Condominium, the property entered the resale market in 2022 after the five-year Minimum Occupation Period, but full privatisation — and the right to sell to foreigners — only crystallises at the 10-year mark in 2027.
Site-wise, Anchorvale Crescent traces the inner edge of the Sengkang heartland, with the Sungei Punggol park connector network on the doorstep and Anchorvale Community Club roughly 6 minutes' walk away. Compass One mall — the dominant Sengkang retail anchor — is integrated above Sengkang MRT and supplies the daily-needs envelope of supermarket, food court, dining, banking, and tuition. Sengkang Sports Centre, Sengkang General Hospital, and Sengkang Riverside Park sit within a 2-kilometre arc. Schools in feeder range include Nan Chiau Primary, Anchor Green Primary, and Compassvale Primary. URA's master plan classifies the area as a mature residential precinct with limited additional GLS supply earmarked for the immediate Anchorvale subzone.
Overview & Key Facts
The Vales is a 517-unit executive condominium developed by SingHaiyi Group and Kay Lim Holdings, situated along Anchorvale Crescent in the heart of Sengkang. Completed in 2017 on a 99-year lease from 2014, the development comprises nine 15-storey blocks with two levels of basement car parking. SingHaiyi — whose earlier Citylife EC at Tampines earned a reputation as the first luxury-hotel style EC in Singapore — brought a similar attention to finishing and layout efficiency to The Vales, albeit at a more modest scale suited to the Sengkang heartland.
Having passed its Minimum Occupation Period (MOP) in May 2022, The Vales is now fully open to the resale market, including Singapore Permanent Residents. At a current average of $1,602 psf with a gross rental yield of 3.84% and median rent of $4,000 per month, The Vales occupies an attractive value position in the Sengkang corridor — meaningfully below newer private condominiums like Chuan Park ($2,596 psf) while delivering the full condominium facilities and EC-grade unit sizes that HDB upgraders seek.
The Vales’ trump card is its immediate proximity to Sengkang General Hospital, which sits directly across the road. For healthcare workers, elderly parents living with family, or anyone who values medical proximity, this is a structural advantage that no amount of PSF comparison can replicate. Combined with Cheng Lim LRT at the doorstep and Compass One mall within a 10-minute walk, The Vales delivers a genuinely self-sufficient living environment at an EC price point.
Location & Connectivity
The Vales sits on Anchorvale Crescent, a quiet residential street in the western pocket of Sengkang New Town. The standout locational feature is Sengkang General & Community Hospital — literally across the road, making medical emergencies a two-minute walk rather than an ambulance ride. For families with elderly dependents or healthcare professionals working at the hospital, this proximity is genuinely life-changing.
Compass One shopping mall is approximately 500 m away, providing Cold Storage supermarket, food court, cafes, a public library, banks, and essential retail. For hawker food, the Kopitiam Square at Sengkang MRT and the nearby Anchorvale food centres serve the estate. Sengkang Sports & Recreation Centre — with its swimming pools, stadium, and gym — is 750 m away, and the Sengkang Riverside Park offers a scenic waterway walk and cycling path connecting to Punggol Waterway.
The school catchment is solid for an EC location. Nan Chiau Primary School is within the 1 km priority-enrolment radius, along with Sengkang Green Primary and Compassvale Primary. The cluster of secondary schools — Compassvale, Greendale, and Sengkang Secondary — are all within comfortable walking distance. For families prioritising education access at an affordable entry point, The Vales checks the box.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Compassvale Secondary School | secondary | Within 1 km |
| Sengkang Green Primary School | primary | Within 1 km |
| Greendale Primary School | primary | Within 1 km |
| Greendale Secondary School | secondary | Within 1 km |
| Anchor Green Primary School | primary | Within 1 km |
| Compassvale Primary School | primary | Within 1 km |
| Seng Kang Primary School | primary | Within 1 km |
| Sengkang Secondary School | secondary | Within 1 km |
Facilities
The Vales delivers a respectable suite of communal facilities for a 517-unit EC. The centrepiece is a 50-metre freeform swimming pool complemented by a wading pool, splash pool, family pool, and a jacuzzi with hydro spa — a generous aquatic offering that accommodates both lap swimmers and families with young children. The tennis court, indoor gymnasium, and fitness alcove cover the essential recreational bases, while BBQ pavilions, a function room, and a dining pavilion provide entertaining spaces for residents who host frequently.
The children’s playground and garden trail add family-friendly amenities, though residents note that the overall facility provision is functional rather than resort-grade. At 517 units sharing these facilities, crowding is rarely an issue — a genuine advantage over mega-developments like Treasure at Tampines (2,203 units) or Riverfront Residences (1,451 units) where pool and BBQ bookings can be fiercely competitive.
“The pool area is really pleasant and never overcrowded — we swim most evenings after work and rarely have to share a lane. The gym is basic but adequate, and the BBQ pits are easy to book even on weekends. It’s not a resort-style mega-development, but for a Sengkang EC at this price, the facilities are more than sufficient for our family of four.”
— Owner-occupier, four-bedroom, since 2022 (PropertyGuru)
Maintenance has generally been well-regarded since MOP, with the MCST keeping common areas clean and pools well-maintained. The two-level basement car park provides adequate parking, though some residents have noted that visitor parking can be tight during peak evening hours.
Unit Sizes & Layout
As an executive condominium, The Vales offers exclusively three-bedroom, four-bedroom, and five-bedroom configurations — there are no studio or one-bedroom units. This EC-only unit mix means that every household is likely a family or at minimum a couple, creating a more homogeneous community profile than mixed-type private condominiums. Three-bedroom units start from approximately 900 sqft, four-bedrooms from 1,100 sqft, and five-bedrooms (dual-key) from 1,400 sqft — sizes that are genuinely spacious by current new-launch standards, where three-bedrooms have shrunk to 700–800 sqft.
The layouts are functional and efficient, with minimal wasted corridor space — a hallmark of SingHaiyi’s design approach. Kitchens are enclosed by default (a practical advantage for families who cook frequently), and the master bedrooms accommodate a king-size bed comfortably. The five-bedroom dual-key configuration is particularly attractive for multi-generational families or investors seeking to rent out one portion — a format that commands premium rents in the Sengkang EC market.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 141 | $1,328 | $1,106,542 |
| 3 BR | 88 | $1,360 | $1,463,169 |
| 4 BR | 22 | $1,273 | $1,921,944 |
Pricing & Market Position
Based on 251 recorded transactions, sale prices range from $773,000 to $2,450,000, averaging $1,303,044 (~$1,607 psf).
Rents range from $2,400 to $6,200 per month across 140 rental transactions. Current rental yield sits at approximately 3.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 54.7% (from $1,040 to $1,610 psf).
Neighbourhood Comparison
In the Sengkang EC and private condo cluster, The Vales ($1,602 psf, 99-year from 2014, ~87 years remaining) competes primarily with three neighbours. OLA EC ($1,469 psf, 99-year from 2018) is the closest comparable — a newer, post-MOP EC with slightly lower PSF but located deeper in the Sengkang LRT loop, further from the MRT interchange and without the hospital proximity that anchors The Vales’ rental demand. The Florence Residences ($1,741 psf, 99-year from 2018) trades at a 9% premium but offers a private condo with full MRT access at Hougang station — the upgrade for buyers who prioritise train connectivity. The new-launch Chuan Park ($2,596 psf) sits at the premium end, commanding a 62% PSF premium for direct Lorong Chuan MRT access and brand-new finishes.
The Vales’ competitive edge is the value trifecta: lowest PSF in the cluster, highest gross yield (3.84%), and the hospital proximity that no competitor can replicate. Buyers choosing between The Vales and OLA are essentially choosing between hospital adjacency and a marginally newer build. Those willing to pay more for MRT access should look at The Florence Residences or, at the top end, Chuan Park.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE VALES | 99 yrs lease commencing from 2014 | 2017 | 517 | $1,607 |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
Lease Decay Analysis
The 99-year lease runs from 2014, meaning approximately 12 years have already been consumed. Roughly 87 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~87 years | Full bank financing available |
| 2044 | ~69 years | CPF usage still unrestricted for most buyers |
| 2053 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2073 | ~39 years | Significant financing restrictions for next buyer |
| 2113 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~77 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE VALES across multiple dimensions.
What Residents Say
“We moved from an HDB flat in Sengkang and the upgrade feels significant. The kids love the pool, we use the BBQ area almost every weekend, and having the hospital right across the road gives us peace of mind with elderly parents visiting. Cheng Lim LRT is literally at the gate — my commute to Dhoby Ghaut takes about 30 minutes door to door.”
— Owner-occupier, four-bedroom, since 2022 (PropertyGuru)
“Bought a unit here as an investment after MOP opened. Tenanted within two weeks at $4,200 for a four-bedder — the hospital drives rental demand from healthcare workers and visiting specialists. Yield is solid at close to 4%. The only downside is the LRT transfer adds time, so tenants who work in the CBD sometimes push back on the location. But for the price, the return is hard to beat in Sengkang.”
— Investor-owner, four-bedroom, since 2023 (99.co)
“Good condo for families, no complaints about the facilities or maintenance. My only gripe is the TPE noise — we’re in a block facing the expressway and you can hear traffic clearly with windows open, especially in the mornings. If I could choose again, I’d pick an inward-facing unit. Other than that, Compass One and the hospital make this a very convenient place to live.”
— Owner-occupier, three-bedroom, expressway-facing, since 2020 (EdgeProp)
Open resale market with the privatisation catalyst still ahead. The Vales crossed its Minimum Occupation Period in 2022, meaning resale to Singapore Citizens and Permanent Residents has been live for roughly three years. The next inflection — full privatisation in 2027 — opens the buyer pool to foreigners and lifts the EC-specific resale restrictions entirely. Historically, District 19 ECs that have hit the 10-year privatisation mark have seen a measurable bid uplift in the 12 to 24 months around the event, though the magnitude has compressed as Additional Buyer's Stamp Duty has dampened foreign demand. Buyers with a 2027-to-2032 hold should treat privatisation as a soft catalyst rather than a guaranteed re-rating. Run scenarios through the ROI calculator with both privatisation-uplift and flat-resale paths.
Integrated Compass One and Sengkang MRT — true heartland convenience. The 8-minute covered walk to Compass One delivers an unusually complete daily-needs envelope for an EC at this price point. NTUC FairPrice, food court, Kopitiam, banks, clinics, tuition centres, and a public library sit under one roof, and Sengkang MRT (North East Line) connects to Dhoby Ghaut in 14 minutes and Outram Park in 18 minutes. The Sengkang LRT loop also stops at Farmway and Kupang within the integrated transit hub, extending the catchment into the broader Anchorvale and Compassvale subzones. Commuters and families who anchor their daily life around the MRT-mall axis get a frictionless setup that few non-integrated condos in the price band can match — verify with isochrone overlays.
~87 years of lease runway and family-friendly stock. With approximately 87 years remaining on the 99-year tenure as of 2026-05, the lease-decay clock is barely past 12 percent of total. Bank financing remains comfortable for any standard 25 to 30 year holding horizon, and the lease tail is long enough to support a sub-sale to a second-time buyer in the late 2030s without triggering tight loan-to-value constraints. The unit mix — heavily weighted to three- and four-bedroom family layouts — also matches the dominant demographic in Sengkang and reduces resale friction relative to investor-heavy stock with too many one- and two-bedders. The lease-decay calculator shows that a 15-year holding window leaves the asset comfortably inside the easy-financing envelope.
EC quantum advantage versus full private condos. Resale ECs trade at a structural discount to comparable private condos in the same district — typically 15 to 25 percent on a per-square-foot basis through the early post-MOP years, narrowing as privatisation approaches. For families upgrading from HDB with a sub-S$2 million budget, that quantum gap matters: it puts a true three- or four-bedroom unit within reach in a district where equivalent private stock now requires a meaningful budget step-up. Compare against private alternatives in the district using the price heatmap.
517-unit resale absorption in a supply-heavy district. District 19 has been one of Singapore's most actively built residential precincts over the past decade — Sengkang, Punggol, and Hougang absorbed thousands of new private and EC units between 2014 and 2024. The Vales' 517 units now compete in a post-MOP cohort that includes Bellewaters (651 units, TOP 2017), Bellewoods (651 units, TOP 2016), The Terrace (747 units, TOP 2017), and the sibling Sim Lian project Riverparc Residence among others. At any given month, the District 19 EC resale listings can number in the high double-digits, which keeps the market liquid but caps per-square-foot upside. URA transaction data should be cross-checked against current listings before any offer.
EC quantum ceiling for resale buyers. The structural EC discount is a buyer's friend on entry but a seller's headache on exit. Resale ECs remain restricted to Singapore Citizens and Permanent Residents until full privatisation at the 10-year mark — meaning until 2027, The Vales sellers fish in a smaller pool than full private condos do. Even after privatisation, the quantum-ceiling psychology persists: buyers who shopped EC stock during the initial five-year MOP gap continue to anchor on EC pricing, which puts a soft cap on the per-square-foot premium relative to neighbouring full-private projects. This is not a defect — it is the trade-off inherent in the EC scheme — but it should be modelled, not assumed away.
District 19 supply pipeline and GLS rhythm. Even with the immediate Anchorvale subzone fairly built-out, the broader District 19 GLS pipeline continues to deliver new launches into the Sengkang, Punggol, and Hougang catchments. URA Government Land Sales updates and the upcoming Punggol Digital District build-out keep new supply flowing, which can dampen resale psf appreciation in the immediate post-MOP window. Buyers underwriting capital gains should review the active GLS map and pencil in at least one major new-launch shock in the 2026 to 2029 window.
Sim Lian build-quality cohort and maintenance discipline. The Sim Lian Group is an established Singapore developer with a long EC track record, but the post-TOP period inevitably surfaces minor build-quality items — common-area waterproofing, lift refurbishment cycles, landscape replanting. Maintenance fees for typical three-bedroom units run in the moderate band for the district (as of 2026-04), and the management council's sinking-fund discipline through the next decade will shape the asset's defect-and-deficiency profile. Buyers should request the most recent annual general meeting minutes and sinking-fund balance as part of due diligence — these documents are far more diagnostic of future cost trajectory than the headline psf.
Best fit: HDB upgrader family with a 10 to 15 year horizon. The Vales was designed for, and most rewards, the Sengkang or Punggol family stepping out of a mature HDB flat into their first private-style home. The integrated Compass One and MRT convenience replicate the heartland routine without the compromise; the three- and four-bedroom layouts absorb a growing family; and the 87-year lease and post-MOP open resale market support a meaningful holding period through children's primary and secondary school years. Run the numbers through the affordability calculator, the HDB grant calculator if relevant on the buy-side, and the total cost of ownership tool before committing.
Decent fit: yield-aware investor targeting heartland tenants. Gross rental yields for District 19 ECs typically run in the 2.8 to 3.4 percent range (as of 2026-04), modest but stable, with demand drawn from Singapore-citizen and PR tenant families working in Seletar Aerospace, the upcoming Punggol Digital District, and the broader north-east heartland. The 517-unit scale supports a manageable tenant-turnover rhythm, and the family-skewed unit mix attracts longer tenancies than investor-heavy one-bedder stock. Stress-test using the cash flow tool with a conservative occupancy assumption and the TDSR calculator on the financing side.
Weaker fit: short-horizon flipper or foreign-quantum buyer. Until 2027 privatisation, the resale pool is restricted to Singapore Citizens and PRs only, which constrains exit liquidity for foreign-quantum buyers and short-horizon flippers. Seller's Stamp Duty on a sub-3-year exit erases most or all of any post-MOP psf uplift — verify with the stamp duty calculator. The asset rewards multi-year hold patience, not turnover.
Comparison shortlist. Buyers drawn to The Vales should also benchmark against the District 19 EC cohort: Bellewaters, Bellewoods, The Terrace, and the sibling Sim Lian project Riverparc Residence. Bellewaters and Bellewoods (both Qingjian Realty, 651 units each) sit deeper inside the Anchorvale precinct with slightly different unit mixes; The Terrace (747 units) offers larger scale and a different layout language; Riverparc Residence — also Sim Lian — provides a useful sibling reference on developer build quality and maintenance trajectory. Use the scores overlay to compare district-level fundamentals.
Verdict — measured buy for the right HDB-upgrader profile, with a clear-eyed view of the EC quantum dynamics. The Vales delivers on the core EC promise: a 99-year private-style home in the Sengkang heartland, with integrated Compass One and Sengkang MRT at the doorstep, a family-friendly unit mix, and approximately 87 years of lease remaining (as of 2026-05). The post-MOP resale market has been open since 2022, and the 2027 full privatisation milestone sits as a soft catalyst on the horizon. That bundle is defensible at current pricing for a buyer who plans to live in the unit.
What it is not is a structural outperformer. The 517-unit scale and the District 19 supply pipeline keep per-square-foot upside range-bound, and the EC quantum-ceiling psychology persists even after privatisation. The asset will likely track the broader District 19 leasehold index closely over the next decade, with the privatisation event providing a modest but not dramatic re-rating. Capital-gains underwriting should lean on the long-dated lease, the heartland convenience moat, and the family-demand stability — not on a sharp psf revaluation.
For HDB upgraders with a 10 to 15 year horizon, the verdict is a clear buy at the right entry — particularly in the three- and four-bedroom layouts that match the dominant Sengkang demographic. For yield-aware investors, the 2.8 to 3.4 percent gross yield band (as of 2026-04) is competitive within the EC universe but unexceptional in absolute terms. For flippers, look elsewhere — the EC restrictions, the seller's stamp duty mechanics, and the District 19 supply rhythm together make this a multi-year hold, not a quick-turn play. Compare against other District 19 stock and run the mortgage calculator with a conservative rate scenario before committing.