The Vales
The Vales is a 99-year lease (87 yrs left) executive condo development in District 19 (Serangoon Gardens / Hougang / Punggol). It has 257 recorded private transactions. Latest sale: $1,210,000 (Jun 2026, 71 sqm, floors 11-15). Median $1,323/sqft. Prices up 38.6% over the period. 87 years lease remaining.
Where The Vales ranks in District 19
All 148 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 | $1,287 | 90 |
| 06-10 | $1,333 | 96 |
| 11-15 | $1,363 | 71 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| 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 | 06-10 | Resale | 71 sqm | $1,240,000 | $1,623 |
| 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 | 01-05 | Resale | 71 sqm | $1,230,000 | $1,609 |
| Apr 2026 | 06-10 | Resale | 96 sqm | $1,760,000 | $1,703 |
| Mar 2026 | 01-05 | Resale | 85 sqm | $1,405,888 | $1,537 |
| Mar 2026 | 01-05 | Resale | 85 sqm | $1,388,888 | $1,518 |
| Mar 2026 | 06-10 | Resale | 85 sqm | $1,525,000 | $1,667 |
| Feb 2026 | 01-05 | Resale | 71 sqm | $1,173,800 | $1,536 |
| Feb 2026 | 11-15 | Resale | 71 sqm | $1,250,000 | $1,636 |
| Feb 2026 | 11-15 | Resale | 84 sqm | $1,392,000 | $1,540 |
| Jan 2026 | 06-10 | Resale | 131 sqm | $2,380,000 | $1,688 |
| Dec 2025 | 06-10 | Resale | 96 sqm | $1,725,000 | $1,669 |
| Dec 2025 | 11-15 | Resale | 71 sqm | $1,245,000 | $1,629 |
| Dec 2025 | 01-05 | Resale | 155 sqm | $2,280,000 | $1,367 |
| Dec 2025 | 01-05 | Resale | 85 sqm | $1,450,000 | $1,585 |
| Dec 2025 | 11-15 | Resale | 84 sqm | $1,400,000 | $1,548 |
| Dec 2025 | 01-05 | Resale | 96 sqm | $1,750,000 | $1,694 |
| Nov 2025 | 11-15 | Resale | 70 sqm | $1,230,000 | $1,632 |
| Nov 2025 | 11-15 | Resale | 71 sqm | $1,230,000 | $1,609 |
About The Vales
The Vales is a 99-year leasehold development with its lease commencing in 2014 and about 87 years remaining in District 19 (Serangoon Gardens / Hougang / Punggol), within the Outside Central Region of Singapore. It is among the more actively traded executive condominium developments in the area, with 257 recorded transactions between 2021-08 and 2026-06, ranging from $773,000 to $2,450,000. The most recent transaction was a 71 sqm unit (floors 11-15) sold for $1,210,000 in 2026-06, and the median price is $1,323 per square foot. Prices here have risen sharply, by about 38.6% over the period (around 7% a year). Under Bala's Table (the Singapore Land Authority leasehold valuation model), the leasehold 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 $1,210,000 for a 71 sqm unit in 2026-06. The median price is $1,323 per square foot across 257 transactions, ranging from $773,000 to $2,450,000. 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 $1,323 psf, with transactions ranging from $1,000 to $1,752 psf. This is based on 257 URA-recorded transactions in District 19.
Have prices at The Vales gone up or down?
Prices at The Vales have increased by approximately 38.6% over the data period (around 7% a year). The median price is currently $1,323 psf, with the most recent sale at $1,210,000 in 2026-06.