The Vales
The Vales is an executive condominium in District 19 (Hougang / Punggol / Sengkang), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,615 psf from 40 sales.
At a glance
- District
- District 19 (Hougang / Punggol / Sengkang)
- Region
- Outside Central Region
- Type
- Executive Condominium
- Tenure
- 99-year lease from 2014, about 87 years left
- Completed
- 2017, about 9 years old
What the prices say
The median home in The Vales sold for S$1,440,000: the middle of 40 sales in the 12 months to August 2026.
That is a little above the middle condo project in District 19 (Hougang / Punggol / Sengkang), which sold at S$1,550 psf across 132 projects: about 4% higher. By price per square foot it ranks 37th of the 74 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,035 psf in 2021 (14 sales) and S$1,623 psf in 2026 so far (23 sales), up about 57%. The highest year in the record was 2025 at S$1,596 psf.
Higher floors sold for more here: floors 11 to 15 at S$1,614 psf against S$1,553 psf on floors 1 to 5, about 4% more per square foot (24 months).
By unit size (24 months): 600 to 899 sq ft at S$1,593 psf, 900 to 1,199 sq ft at S$1,568 psf and 1,200 to 1,499 sq ft at S$1,610 psf. Price per square foot was similar across sizes.
Against similar projects in the district
This project and the three others in District 19 (Hougang / Punggol / Sengkang) whose median over the last 12 months is closest to The Vales' S$1,615 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,606 psf, about the same as The Vales (within 1%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| The Vales | S$1,615 psf | 40 |
| Midtown Residences | S$1,616 psf | 6 |
| The Springbloom | S$1,606 psf | 10 |
| Chiltern Park | S$1,589 psf | 9 |
What sells here
40 homes sold in the last 12 months, up from 34 in the 12 months before.
The most common size was 900 to 1,199 sq ft, with 43 of the 74 sales in the last 24 months, close to half.
None of the 74 sales in the last 24 months were first sales of new units: all 74 were resales.
The first new sale in our records was in July 2015.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,000 a month (49 contracts). The district's median across every contract was S$3,600, so rents here ran noticeably above it: about 11% higher.
Over the 24 months the median rent was S$4,000 (92 contracts), the same as the latest 12 months.
By bedrooms: 2 bedrooms S$3,500 (17), 3 bedrooms S$4,000 (26) and 4 or more bedrooms S$5,650 (6). The figure in brackets is the number of contracts.
Setting rent against price for 900 to 1,199 sq ft homes (26 rentals and 23 resale or sub-sale transactions) gives a gross yield estimate of 3.1%: a median rent of S$4,000 a month against a median price of S$1,525,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Across 2 size ranges the estimate runs from 3.1% to 3.4%.
600 to 899 sq ft: 3.4% (rent S$3,500 a month, price S$1,230,000).
Age and lease
49 other projects in District 19 (Hougang / Punggol / Sengkang) were completed within 5 years of The Vales and have a price. Their middle price was S$1,616 psf, the same as The Vales.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in The Vales. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in The Vales?
S$1,615 psf in the 12 months to August 2026, from 40 sales. For the median home that is S$1,440,000.
How many homes sold in The Vales?
40 in the last 12 months and 74 in the last 24 months, across all sale types.
What do homes in The Vales rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,000 a month, from 49 contracts.
What is the rental yield in The Vales?
Between 3.1% and 3.4% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in The Vales?
It is a 99-year lease from 2014, which leaves about 87 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,615 psf | S$1,440,000 | 40 |
| Last 24 months | S$1,585 psf | S$1,440,000 | 74 |
| Last 5 years | S$1,327 psf | S$1,265,000 | 261 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,035 psf | 14 |
| 2022 | S$1,228 psf | 118 |
| 2023 | S$1,366 psf | 40 |
| 2024 | S$1,473 psf | 28 |
| 2025 | S$1,596 psf | 41 |
| 2026 (to August) | S$1,623 psf | 23 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,553 psf | 27 |
| Floors 6 to 10 | S$1,600 psf | 25 |
| Floors 11 to 15 | S$1,614 psf | 22 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 600 to 899 sq ft | S$1,593 psf | 21 |
| 900 to 1,199 sq ft | S$1,568 psf | 43 |
| 1,200 to 1,499 sq ft | S$1,610 psf | 7 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for The Vales, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,000 a month | 49 |
| Last 24 months | S$4,000 a month | 92 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$3,500 a month | 17 | S$3,500 a month |
| 3 bedrooms | S$4,000 a month | 26 | S$4,000 a month |
| 4 or more bedrooms | S$5,650 a month | 6 | S$5,375 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 19 (Hougang / Punggol / Sengkang)
- Rents for every district, by size
- Rent against price for The Vales, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in The Vales, with a likely range and the recent sales behind it. Sign in is free.
Open The Vales in Condo AtlasOther condos in District 19 (Hougang / Punggol / Sengkang)
- The Vue
- The Waterline
- The Yardley
- Toho Garden
- Toho Green
- Treasure Crest
- Treasure Gardens
- Treasure Mansions
- Trilive
- Twin Waterfalls
- Urban Residences
- Vibes @ Kovan
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.