The Vales

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.

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.

Pricing & Market Position

Across 260 recorded transactions (all-time), sale prices range from $773,000 to $2,450,000, averaging $1,311,122.

Over the last 12 months, transactions averaged $1,608 psf.

Rents range from $2,400 to $6,200 per month across 149 rental transactions. Current rental yield sits at approximately 3.8%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE VALES typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 55.3% (from $1,040 to $1,616 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.

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.

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)

Strengths & Weaknesses

Verdict

The Vales occupies a sweet spot in the Sengkang EC landscape: post-MOP accessibility, affordable PSF ($1,602 versus $2,596 for Chuan Park), a 3.84% gross yield that outperforms most OCR private condominiums, and the irreplaceable advantage of having Sengkang General Hospital directly across the road. For HDB upgraders stepping into their first private property, The Vales delivers the full condominium experience — pool, gym, tennis, security — without the $1.5–2 million price tag that newer developments command.

The limitations are real but manageable. Cheng Lim LRT is at the doorstep, but it’s still an LRT station requiring a transfer at Sengkang to reach the MRT network — adding 5–8 minutes to every commute versus a direct MRT connection. The 87-year remaining lease is comfortable for now, but buyers should be aware that the CPF usage cap will begin to tighten in roughly 12 years when the lease drops below 75 years. Capital appreciation will be modest: Sengkang is a mature HDB town with abundant competing supply, and The Vales is unlikely to see the outsized gains that scarcity-driven districts deliver.

For families prioritising space, affordability, and a self-sufficient neighbourhood over MRT convenience and capital growth, The Vales is one of the strongest EC propositions in the north-east corridor. Buy it as a home first, an investment second — and the 3.84% yield provides a comfortable rental fallback if circumstances change.