The Vales
The Vales is a 99-year lease (87 yrs left) executive condo development in District 19 (Serangoon Gardens / Hougang / Punggol). It has 262 recorded private transactions. Latest sale: $1,410,000 (Oct 2026, 85 sqm, floors 01-05). Median $1,346/sqft. Prices up 34.1% over the period. 87 years lease remaining.
Where The Vales ranks in District 19
All 147 projects ›Median psf over time
Estimate a unit at The Vales
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.18% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,317 | 93 |
| 06-10 | $1,346 | 98 |
| 11-15 | $1,390 | 71 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Oct 2026 | 01-05 | Resale | 85 sqm | $1,410,000 | $1,541 |
| Oct 2026 | 01-05 | Resale | 72 sqm | $1,108,000 | $1,430 |
| Sep 2026 | 11-15 | Resale | 85 sqm | $1,500,000 | $1,639 |
| Sep 2026 | 11-15 | Resale | 85 sqm | $1,530,000 | $1,672 |
| Sep 2026 | 06-10 | Resale | 96 sqm | $1,770,000 | $1,713 |
| Sep 2026 | 06-10 | Resale | 85 sqm | $1,490,000 | $1,629 |
| Sep 2026 | 01-05 | Resale | 155 sqm | $2,550,000 | $1,528 |
| Aug 2026 | 06-10 | Resale | 84 sqm | $1,400,000 | $1,548 |
| Jul 2026 | 11-15 | Resale | 97 sqm | $1,770,000 | $1,695 |
| Jul 2026 | 11-15 | Resale | 96 sqm | $1,780,000 | $1,723 |
| Jul 2026 | 01-05 | Resale | 96 sqm | $1,768,000 | $1,711 |
| Jul 2026 | 01-05 | Resale | 148 sqm | $2,480,000 | $1,557 |
| Jun 2026 | 01-05 | Resale | 96 sqm | $1,638,000 | $1,585 |
| Jun 2026 | 11-15 | Resale | 71 sqm | $1,210,000 | $1,583 |
| Jun 2026 | 11-15 | Resale | 71 sqm | $1,250,000 | $1,636 |
| May 2026 | 01-05 | Resale | 96 sqm | $1,738,888 | $1,683 |
| May 2026 | 11-15 | Resale | 118 sqm | $2,225,000 | $1,752 |
| May 2026 | 06-10 | Resale | 84 sqm | $1,366,888 | $1,512 |
| Apr 2026 | 11-15 | Resale | 96 sqm | $1,800,000 | $1,742 |
| Apr 2026 | 01-05 | Resale | 84 sqm | $1,290,000 | $1,427 |
| Apr 2026 | 06-10 | Resale | 96 sqm | $1,760,000 | $1,703 |
| Apr 2026 | 01-05 | Resale | 71 sqm | $1,230,000 | $1,609 |
| Apr 2026 | 06-10 | Resale | 71 sqm | $1,240,000 | $1,623 |
| Mar 2026 | 06-10 | Resale | 85 sqm | $1,525,000 | $1,667 |
| Mar 2026 | 01-05 | Resale | 85 sqm | $1,405,888 | $1,537 |
The Vales is inside the 1 km Primary 1 priority zone for 4 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to The Vales, with their median resale psf. Useful for comparing what The Vales costs per square foot against nearby developments.
About The Vales
Prices at The Vales in District 19 (Serangoon Gardens / Hougang / Punggol) have risen sharply, up about 34.1% over the data window (around 6.2% a year). Its $1,346 psf median tracks close to the District 19 median. It has a busy transaction history, with 262 sales between 2021-11 and 2026-10, ranging from $773,000 to $2,550,000. The most recent transaction was a 85 sqm unit (floors 01-05) at $1,410,000 in Oct 2026, and the median is $1,346 psf. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 87 years remaining is 0.9499, an annual lease decay of about 0.18%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at The Vales cost?
The most recent transaction at The Vales was $1,410,000 for a 85 sqm unit in 2026-10. The median price is $1,346 per square foot across 262 transactions, ranging from $773,000 to $2,550,000. Data sourced from URA.
Is The Vales freehold or leasehold?
The Vales is on a 99-year lease commencing in 2014, with approximately 87 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.18%.
What is the price per square foot (psf) at The Vales?
The median price at The Vales is $1,346 psf, with transactions ranging from $1,000 to $1,752 psf. This is based on 262 URA-recorded transactions in District 19.
Have prices at The Vales gone up or down?
Prices at The Vales have increased by approximately 34.1% over the data period (around 6.2% a year). The median price is currently $1,346 psf, with the most recent sale at $1,410,000 in 2026-10.