Rent vs D19 +8.1%
Rents near district median
The Vales's latest 12-month median rent is $4,000 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
The Vales rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 87 Anchorvale Crescent the Vales Singapore 544628
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Quick summary about The Vales
The Vales is a 99-year leasehold executive condominium in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 149 rentals and 261 sales.
- Latest 12M median rent is $4,000 per month from 47 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,467,500, with median sale PSF at $1,621 psf from 38 sales.
- Rent is down 2.5% over the last 3 months. Sale PSF is up 5.1% over the last 3 months.
The Vales Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 -2.9%
Sale PSF near district median
The Vales's latest 12-month median sale PSF is $1,621 psf versus the D19 median of $1,670 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.27%
Rent support above district screen
Gross yield is roughly 3.27% versus a D19 screen of 2.57%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 32.7% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -22.9%
Activity is lighter
37 recent transactions versus 48 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2014 matters most on sale price. Compare The Vales against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,000
Is the asking rent fair?
$3,800 to $4,200 is the first fair-rent band to check. Above $4,200 should have a visible reason.
Latest 12M median sale PSF $1,621 psf
Is the purchase price fair?
$1,420,000 to $1,510,000 and $1,570 to $1,670 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,100
Are similar units renting for more?
3 bed and 900 to 1,000 sqft give the closest unit-size checks.
Rent stability 32.7% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -22.9%
Is activity rising?
Activity is lighter. 37 recent transactions versus 48 in the prior 6-month view.
The Vales Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2014
Property type Executive Condominium
Sales 261 resale transactions
Total sold value $344.6M
The Vales Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 149 Oct 2021 to Jun 2026
Sale transactions 261 Aug 2021 to Jul 2026
Rent trend -2.5% Last 3 months
Sale PSF trend 5.1% Last 3 months
The Vales 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
PUNGGOL PARK CONNECTOR Park / green link · 1.63 km away
BUANGKOK HAWKER CENTRE Food centre · 1.46 km away
The Vales Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,300 66 rentals in view
Latest median sale PSF $1,703 psf 57 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 4 $1,703 psf $1,775,000
Jun 2026 1 $3,300 3 $1,585 psf $1,250,000
May 2026 7 $3,850 3 $1,683 psf $1,738,888
Apr 2026 1 $4,300 5 $1,623 psf $1,290,000
Mar 2026 3 $4,000 2 $1,602 psf $1,465,444
Feb 2026 5 $3,900 3 $1,540 psf $1,250,000
Jan 2026 7 $3,950 1 $1,688 psf $2,380,000
Dec 2025 5 $3,600 6 $1,607 psf $1,587,500
Nov 2025 6 $4,150 6 $1,615 psf $1,330,000
Oct 2025 3 $4,250 2 $1,568 psf $1,708,444
Sept 2025 3 $4,000 3 $1,632 psf $1,650,000
Aug 2025 3 $3,700 3 $1,614 psf $1,685,000
Projects Similar to The Vales
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2011 A Treasure Trove 1.2 km away 1,183 transactions
- Median rent
- $3,750
- Median sale PSF
- $1,418 psf
- Median rent
- $3,975
- Median sale PSF
- $1,401 psf
- Median rent
- $3,700
- Median sale PSF
- $1,261 psf
- Median rent
- $4,000
- Median sale PSF
- $1,323 psf
- Median rent
- $3,900
- Median sale PSF
- $1,599 psf
- Median rent
- $4,000
- Median sale PSF
- $1,318 psf
The Vales Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,550 $3,587 46
3 bed $4,100 $4,092 80
4 bed $5,000 $4,993 21
5 bed $5,300 $5,300 2
The Vales Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
700 to 800 sqft $3,500 $3,559 47
900 to 1,000 sqft $4,000 $4,046 53
1,000 to 1,100 sqft $4,350 $4,241 28
1,200 to 1,300 sqft $4,800 $4,745 10
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
The Vales Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,225,000 $1,289 psf 92
06 to 10 $1,315,000 $1,333 psf 96
11 to 15 $1,250,000 $1,371 psf 73
The Vales Latest Transactions
Most recent URA rentals and sales 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 latest 12-month median monthly rent of $4,000 across 47 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,000
Rentals in period 47
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
Latest 12M sales at The Vales show a median price of $1,467,500 and $1,621 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,467,500
Latest 12M median PSF $1,621 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 261 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $344.6M
Latest record Jul 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.
Run The Vales numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,000/mo Test gross and net yield against typical rent. Buy vs rent $1.5M Compare ownership cost against renting. Mortgage $1.5M Estimate monthly payment from the sale price. Stamp duty $1,621 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
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?
The Vales has a latest 12-month median monthly rent of $4,000 across 47 rentals in that period.
What is the typical sale price at The Vales?
The latest 12-month median sale price for The Vales is $1,467,500, based on 38 sales in that period.
What is the median sale PSF at The Vales?
The latest 12-month median sale price per square foot for The Vales is $1,621 psf. The average for the same period is $1,614 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 project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.