Resale Project Scorecard
The Vales
D19 · Hougang, Punggol, Sengkang · 99-year leasehold · completed 2017 · 517 units
Grade S, 9.21 out of 10, the highest score among 180 resale condos in District 19.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 87 yrs
- Resales, 12 months to Oct 2026
- 40
- To Cheng Lim LRT
- 30 m
Artist's impression: Anchorvale Residences Pte. Ltd. (SingHaiyi Group and Kay Lim Investment)
The Vales Score
- S
- Grade
- Score out of 10
- 9.21
- Highest score among 180 resale condos in District 19
- 1st
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation.
Project's Historical Performance25%10/10
Avg Ann. of +7.38% places this condo in the top 3% of its 2017-era cohort — exceptional capital appreciation relative to peers of the same vintage.
The district median is 7/10.
Primary School Effect20%10/10
6 primary schools within 1km (nearest: Springdale Primary School at 0.35km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Springdale Primary School
- Compassvale Primary School
- Nan Chiau Primary School
- Punggol Green Primary School
- Anchor Green Primary School
- Seng Kang Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
517 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 3/10.
MRT Proximity13%8/10
30 m from Cheng Lim LRT (SW1), 490 m from Sengkang MRT (NE16 / STC) — short walk to MRT, good transport convenience.
The district median is 7.5/10.
Rental Yield10%9/10
Rental yield of 4.71% — exceptional income return.
The district median is 5/10.
Tenure10%8/10
99YR tenure — about 87 years remaining — no near-term decay concern.
The district median is 10/10.
Future Transformation6%6/10
Moderate future-catalyst exposure — nearest meaningful driver: Punggol Digital District at 2.10km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why The Vales scores 9.21
The Vales scores 9.21 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 3rd of 2,350 resale condos scored in Singapore and 1st of 180 in District 19 (Hougang, Punggol, Sengkang). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (10/10); its weakest is Future Transformation (6/10).
| Factor | This condoThe Vales | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 10/10 | 7/10 | +0.75 | 90% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 60% of district |
| Project Size16% | 10/10 | 3/10 | +1.12 | 83% of district |
| MRT Proximity13% | 8/10 | 7.5/10 | +0.07 | 50% of district |
| Rental Yield10% | 9/10 | 5/10 | +0.40 | 96% of district |
| Tenure10% | 8/10 | 10/10 | −0.20 | 11% of district |
| Future Transformation6% | 6/10 | 4/10 | +0.12 | 87% of district |
Medians are across the 180 scored resale projects in District 19 (Hougang, Punggol, Sengkang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Vales and a median-profile project (6.74). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Vales Prices
By unit type at The Vales
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom764 sq ft | 764 sq ft | $1.22M to $1.25M | $1,621 psf | 6 |
| 3-bedroom915 sq ft | 915 sq ft | $1.17M to $2.38M | $1,629 psf | 31 |
Past transactions at The Vales
40 resales, Nov 2025 to Oct 2026 · median $1,623 psf · $1,173,800 to $2,550,000 · all 40 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 29 Sep 2026 | 85 Anchorvale Crescent | 1 | #01-3030— · Blk 85 | — | 1,668 | $1,528 | $2,550,000 | Resale |
| 25 Sep 2026 | 79 Anchorvale Crescent | 6 | #06-19193BR · Blk 79 | 3BR | 915 | $1,629 | $1,490,000 | Resale |
| 18 Sep 2026 | 71 Anchorvale Crescent | 14 | #14-04043BR · Blk 71 | 3BR | 915 | $1,672 | $1,530,000 | Resale |
| 3 Sep 2026 | 79 Anchorvale Crescent | 12 | #12-19193BR · Blk 79 | 3BR | 915 | $1,639 | $1,500,000 | Resale |
| 1 Sep 2026 | 73 Anchorvale Crescent | 8 | #08-07073BR · Blk 73 | 3BR | 1,033 | $1,713 | $1,770,000 | Resale |
| 31 Aug 2026 | 85 Anchorvale Crescent | 10 | #10-32323BR · Blk 85 | 3BR | 904 | $1,548 | $1,400,000 | Resale |
| 24 Jul 2026 | 87 Anchorvale Crescent | 12 | #12-33333BR · Blk 87 | 3BR | 1,044 | $1,695 | $1,770,000 | Resale |
| 20 Jul 2026 | 83 Anchorvale Crescent | 3 | #03-25255BR · Blk 83 | 5BR | 1,593 | $1,557 | $2,480,000 | Resale |
| 17 Jul 2026 | 77 Anchorvale Crescent | 4 | #04-15153BR · Blk 77 | 3BR | 1,033 | $1,711 | $1,768,000 | Resale |
| 9 Jul 2026 | 71 Anchorvale Crescent | 14 | #14-02023BR · Blk 71 | 3BR | 1,033 | $1,723 | $1,780,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D19 |
|---|---|---|---|
| Nov 2025 | 6 | $1,615 psf | $1,614 psf |
| Dec 2025 | 6 | $1,607 psf | $1,637 psf |
| Jan 2026 | 1 | — | $1,627 psf |
| Feb 2026 | 3 | $1,540 psf | $1,597 psf |
| Mar 2026 | 3 | $1,537 psf | $1,652 psf |
| Apr 2026 | 5 | $1,623 psf | $1,646 psf |
| May 2026 | 3 | $1,683 psf | $1,599 psf |
| Jun 2026 | 3 | $1,585 psf | $1,640 psf |
| Jul 2026 | 4 | $1,703 psf | $1,674 psf |
| Aug 2026 | 1 | — | $1,642 psf |
| Sep 2026 | 5 | $1,639 psf | $1,612 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +7.4% a year, ranked 3 of 78 in D19 and 7 of 715 condos. See the most profitable condos in D19 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Vales Rent
- Median rent a month
- $3,500 to $5,650
- Gross yield
- 3.1% to 3.4%
- Rental contracts
- 49
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,500 | $3,450 to $3,600 | 3.4% | 17 |
| 3-bedroom | $4,000 | $4,000 to $4,200 | 3.1% | 26 |
| 4-bedroom | $5,650 | $5,230 to $5,780 | — | 6 |
Rental contracts at The Vales
49 contracts, Sep 2025 to Aug 2026 · median $4,000 a month · $3,200 to $5,800
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,500 |
| Aug 2026 | 4BR | 1,400 to 1,500 sq ft | $5,600 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,300 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,500 |
| Jul 2026 | 2BR | 700 to 800 sq ft | $3,800 |
| Jul 2026 | 3BR | 900 to 1,000 sq ft | $4,000 |
| Jul 2026 | 3BR | 900 to 1,000 sq ft | $4,000 |
| Jul 2026 | 4BR | 1,400 to 1,500 sq ft | $5,800 |
| Jun 2026 | 2BR | 700 to 800 sq ft | $3,300 |
| May 2026 | 2BR | 700 to 800 sq ft | $3,200 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Vales By stack
- Highest, stack 15
- $1,568 psf
- Lowest, stack 28
- $1,167 psf
- Stacks with 2+ resales
- 36
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,472 psf | 764 sq ft | Levels 4 to 15 | 8 |
| 02 | $1,467 psf | 1,033 sq ft | Levels 6 to 14 | 8 |
| 03 | $1,363 psf | 1,033 sq ft | Levels 1 to 14 | 9 |
| 04 | $1,383 psf | 915 sq ft | Levels 2 to 14 | 7 |
| 05 | $1,388 psf | 915 sq ft | Levels 2 to 10 | 5 |
| 06 | $1,324 psf | 1,033 sq ft | Levels 10 to 13 | 3 |
| 07 | $1,350 psf | 1,033 sq ft | Levels 2 to 13 | 10 |
| 08 | $1,184 psf | 1,410 sq ft | Levels 6 to 12 | 4 |
Show the other 28 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,548 psf | 1,033 sq ft | Levels 2 to 13 | 5 |
| 10 | $1,307 psf | 904 sq ft | Levels 3 to 11 | 5 |
| 11 | $1,295 psf | 1,410 sq ft | Levels 5 to 14 | 4 |
| 12 | $1,316 psf | 1,033 sq ft | Levels 2 to 13 | 8 |
| 13 | $1,364 psf | 904 sq ft | Levels 1 to 11 | 9 |
| 14 | $1,297 psf | 754 sq ft | Levels 1 to 15 | 10 |
| 15 | $1,568 psf | 1,033 sq ft | Levels 4 to 10 | 5 |
| 16 | $1,267 psf | 1,410 sq ft | Levels 3 to 15 | 5 |
| 17 | $1,497 psf | 754 sq ft | Levels 1 to 15 | 11 |
| 18 | $1,413 psf | 764 sq ft | Levels 2 to 15 | 13 |
| 19 | $1,552 psf | 915 sq ft | Levels 3 to 14 | 11 |
| 20 | $1,262 psf | 1,033 sq ft | Levels 1 to 12 | 6 |
| 21 | $1,315 psf | 1,270 sq ft | Levels 4 to 14 | 5 |
| 22 | $1,363 psf | 1,044 sq ft | Levels 3 to 13 | 6 |
| 23 | $1,256 psf | 764 sq ft | Levels 1 to 15 | 11 |
| 24 | $1,378 psf | 904 sq ft | Levels 1 to 13 | 6 |
| 25 | $1,196 psf | 1,593 sq ft | Levels 3 to 11 | 6 |
| 26 | $1,441 psf | 1,270 sq ft | Levels 1 to 11 | 4 |
| 27 | $1,427 psf | 904 sq ft | Levels 2 to 12 | 9 |
| 28 | $1,167 psf | 1,044 sq ft | Levels 3 to 15 | 5 |
| 29 | $1,356 psf | 1,270 sq ft | Levels 4 to 6 | 2 |
| 30 | $1,528 psf | 1,044 sq ft | Levels 1 to 11 | 5 |
| 31 | $1,222 psf | 764 sq ft | Levels 1 to 12 | 8 |
| 32 | $1,322 psf | 904 sq ft | Levels 1 to 14 | 13 |
| 33 | $1,402 psf | 1,044 sq ft | Levels 1 to 12 | 8 |
| 34 | $1,275 psf | 1,270 sq ft | Levels 1 to 10 | 5 |
| 35 | $1,438 psf | 904 sq ft | Levels 1 to 14 | 7 |
| 36 | $1,263 psf | 764 sq ft | Levels 1 to 13 | 9 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Vales Floor plans
21 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
2-Bedroom3 plans · 753 to 775 sq ft
3-Bedroom11 plans · 904 to 1,722 sq ft
4-Bedroom2 plans · 1,270 to 1,410 sq ft
5-Bedroom5 plans · 1,593 to 1,690 sq ft
Floor plans: Anchorvale Residences Pte. Ltd. (SingHaiyi Group and Kay Lim Investment), The Vales brochure. Developer's plans, approximate and subject to change.
The Vales Site plan
Every block in 3D, with the sun on each home →
Site plan: Anchorvale Residences Pte. Ltd. (SingHaiyi Group and Kay Lim Investment). Developer's illustration, not to scale and subject to change.
The Vales Notes
How these numbers are worked out
- Grade S places The Vales in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,623 psf at The Vales against $1,635 psf across District 19, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,557 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 40 resale caveats at The Vales ranged from $1,367 psf to $1,752 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2017, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest rail stop is Cheng Lim LRT (SW1) (30 m), an LRT, which the MRT Proximity factor does not count; the score reflects the nearest MRT station instead. Distances are straight-line and bus links are not scored.
- Primary School Effect counts the 6 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The Vales for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.