Projects
THE VALES
D19 / Serangoon Garden, Hougang, Punggol
Address 87 ANCHORVALE CRESCENT THE VALES SINGAPORE 544628
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Executive Condominium 390 transactions 99-year leasehold from 2014 Updated Mar 2026
Property image pending
Project read
Quick summary about THE VALES
The Vales is a 99-year leasehold from 2014 executive condominium in D19 / Serangoon Garden, Hougang, Punggol. The Vales currently has 140 rental contracts and 250 sale transactions, covering Jul 2021 to Mar 2026.
- Typical rent is $4,000 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,250,000, with median sale PSF at $1,317 psf and total recorded sale value of $326.1M.
- Rent is down 4.8% over the last 3 months. Sale PSF is down 0.8% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2014
Property type Executive Condominium
Sale records 250 resale transactions
Total sold value $326.1M
Data coverage
URA records on this page start Jul 2021 and run through Mar 2026.
Rental contracts 140 Sept 2021 to Feb 2026
Sale transactions 250 Jul 2021 to Mar 2026
Rent trend -4.8% Last 3 months
Sale PSF trend -0.8% Last 3 months
Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
SENGKANG MRT STATION (NE16) 0.61 km away
PUNGGOL MRT STATION (NE17) 1.29 km away
BUANGKOK MRT STATION 1.45 km away
Schools nearby
OUTRAM SECONDARY SCHOOL 0.27 km away
SPRINGDALE PRIMARY SCHOOL 0.46 km away
COMPASSVALE PRIMARY SCHOOL 0.55 km away
NAN CHIAU PRIMARY SCHOOL 0.57 km away
Amenities
HOUGANG GREEN SHOPPING MALL Mall / retail · 2.05 km away
GIANT SUPERMARKET NORTHSHORE PLAZA I Daily needs · 2.37 km away
PUNGGOL PARK CONNECTOR Park / green link · 1.63 km away
BUANGKOK HAWKER CENTRE Food centre · 1.46 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,000 71 rental contracts in view
Latest median sale PSF $1,663 psf 58 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Mar 2026 0 - 4 $1,663 psf $1,525,000
Feb 2026 3 $4,000 2 $1,602 psf $1,465,444
Jan 2026 5 $3,900 3 $1,540 psf $1,250,000
Dec 2025 7 $3,950 1 $1,688 psf $2,380,000
Nov 2025 5 $3,600 6 $1,607 psf $1,587,500
Oct 2025 6 $4,150 6 $1,615 psf $1,330,000
Sept 2025 3 $4,250 2 $1,568 psf $1,708,444
Aug 2025 3 $4,000 3 $1,632 psf $1,650,000
Jul 2025 3 $3,700 3 $1,614 psf $1,685,000
Jun 2025 3 $4,600 1 $1,664 psf $1,720,000
May 2025 4 $4,000 2 $1,629 psf $1,470,000
Apr 2025 6 $4,050 4 $1,598 psf $1,550,000
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2010 PRIVE 2.2 km away 519 transactions
- Median rent
- $4,000
- Median sale PSF
- $1,299 psf
- Median rent
- $4,000
- Median sale PSF
- $1,315 psf
- Median rent
- $4,000
- Median sale PSF
- $1,289 psf
- Median rent
- $3,900
- Median sale PSF
- $1,398 psf
- Median rent
- $4,100
- Median sale PSF
- $1,359 psf
- Median rent
- $4,000
- Median sale PSF
- $1,298 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,600 $3,602 41
3 bed $4,100 $4,091 77
4 bed $5,000 $5,003 20
5 bed $5,300 $5,300 2
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
700 to 800 sqft $3,525 $3,570 42
900 to 1,000 sqft $4,000 $4,042 51
1,000 to 1,100 sqft $4,400 $4,250 27
1,200 to 1,300 sqft $4,800 $4,739 9
1,400 to 1,500 sqft $5,600 $5,650 8
1,500 to 1,600 sqft $5,300 $5,300 2
2,500 to 2,600 sqft $4,100 $4,100 1
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,210,000 $1,275 psf 87
06 to 10 $1,310,000 $1,331 psf 95
11 to 15 $1,242,500 $1,326 psf 68
Latest transactions
Most recent URA rental contracts and sale transactions for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
THE VALES shows a typical monthly rent of $4,000 across 140 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,000
Rental contracts 140
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at THE VALES point to a typical sale price of $1,250,000 and $1,317 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,250,000
Median PSF $1,317 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2014 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. THE VALES has 250 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $326.1M
Latest update Mar 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D19 to compare THE VALES against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
THE VALES FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at THE VALES?
Based on the URA rental records currently loaded for THE VALES, the median monthly rent is $4,000 across 140 rental contracts.
What is the typical sale price at THE VALES?
The median sale price for THE VALES is $1,250,000, based on 250 URA sale transactions in the local dataset.
What is the median sale PSF at THE VALES?
The median sale price per square foot for THE VALES is $1,317 psf. The average sale PSF is $1,336 psf.
Is THE VALES freehold or leasehold?
THE VALES is listed as 99-year leasehold from 2014. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is THE VALES located?
THE VALES is located at 87 ANCHORVALE CRESCENT THE VALES SINGAPORE 544628 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the THE VALES transaction data?
The URA records on this page start from Jul 2021 and run through Mar 2026. The page is rebuilt after local data refresh runs.