RPS · Resale Project Scorecard
The Vales — Grade S
RPS score 9.08/10 · D19 · Hougang, Punggol, Sengkang · 517 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 2017
Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 9/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 6/10
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.
6 primary schools within 1km (nearest: SPRINGDALE PRIMARY SCHOOL at 0.46km). Exceptional school catchment — strong appeal for families with young children.
517 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
0.10km from Cheng Lim Lrt Stn (SW1) — short walk to MRT, good transport convenience.
Rental yield of 4.71% — exceptional income return.
99YR tenure — about 87 years remaining — no near-term decay concern.
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.
Primary schools within 1km: Springdale Primary School, Compassvale Primary School, NAN Chiau Primary School, Punggol Green Primary School, Anchor Green Primary School, SENG KANG Primary School.
The verdict· Scores updated September 2026
The Vales scores 9.08 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 3rd of 2,357 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). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation.
See all 180 scored condos in District 19 (Hougang, Punggol, Sengkang) →
RPS · Resale Project Scorecard
Recent resale transactions at The Vales
12 months to September 2026 (Oct 2025 – Sep 2026): 37 resale transactions, median $1,610 psf, median price $1.43M. Median PSF is up 3.7% on the previous 12 months (Oct 2024 – Sep 2025, $1,553 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 14 | $1,610 psf | $1.44M |
| Jan–Mar 2026 | 7 | $1,540 psf | $1.39M |
| Apr–Jun 2026 | 11 | $1,623 psf | $1.37M |
| Jul–Sep 2026 | 5 | $1,695 psf | $1.77M |
| 12-month total | 37 | $1,610 psf | $1.43M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
The Vales: frequently asked questions
Answers generated from the scorecard data — RPS rank 3rd of 2,357, scores updated September 2026.
- Is The Vales a good buy in 2026?
- The Vales scores 9.08/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 3rd of 2,357 Singapore resale condos and 1st of 180 in District 19 (Hougang, Punggol, Sengkang). Top-tier project across nearly every dimension. Standout strengths: schools, capital appreciation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at The Vales?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 37 resale transactions at The Vales, at a median of $1,610 psf and a median price of $1.43M (range $1,367 psf to $1,752 psf). The median PSF is up 3.7% on the previous 12 months (Oct 2024 – Sep 2025, $1,553 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Vales from the nearest MRT station?
- The nearest rail stop to The Vales is Cheng Lim LRT (SW1), about 100m away. RPS scores MRT Proximity on true MRT stations only (LRT stops are excluded from the factor), and The Vales scores 7/10 on it.
- How does The Vales compare with Ola?
- Ola is the project scored next to The Vales on the District 19 ranking: 9.06 (Grade S) against The Vales's 9.08 (Grade S). The Vales scores higher on Rental Yield (9 vs 8); Ola scores higher on Tenure (8 vs 9).
- Which primary schools are within 1km of The Vales?
- 6 primary schools are within 1km of The Vales: Springdale Primary School, Compassvale Primary School, NAN Chiau Primary School, Punggol Green Primary School, Anchor Green Primary School, SENG KANG Primary School. 6 primary schools within 1km (nearest: SPRINGDALE PRIMARY SCHOOL at 0.46km). Exceptional school catchment — strong appeal for families with young children. The Vales scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of The Vales, and how big is the project?
- The Vales is 99-year leasehold, completed in 2017, has 517 units, developed by Sim Lian Group. 99YR tenure — about 87 years remaining — no near-term decay concern. 517 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
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