The Vales
261 filed transactions · District 19 · OCR
S$1,265k median price
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $1,265,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
- Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
- What a higher floor is worth hereMeasured within this building, not across the country
- What is within reach of itSchools, stations and shops, at straight-line distance
- Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding
Median price by month24 months with a sale
The transactions behind those figures20 of 261
Nothing modelled — these are the filed sales.
What the floor is worth
Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.
Middle of 21 projects in District 19 that clear the bar — half fall between -6% and +5.8%. 10 came out negative — high floors sold for less in 10 of them.
Every band in District 19, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.
| Storeys | Median psf | Filed sales |
|---|---|---|
| 01-05 | S$1,519 | 1,912 |
| 06-10 | S$1,566 | 1,301 |
| 11-15 | S$1,575 | 1,203 |
| 16-20 | S$1,691 | 520 |
| 21-25 | S$2,586 | 52 |
URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.
What's around
Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.
- Springdale Primary School456m
- Compassvale Primary School548m
- Nan Chiau Primary School566m
- Punggol Green Primary School822m
- Anchor Green Primary School997m on the 1km line
11 more between 1km and 2km
- Seng Kang Primary School1.1km
- Valour Primary School1.3km
- Rivervale Primary School1.3km
- Fern Green Primary School1.5km
- Palm View Primary School1.5km
- North Spring Primary School1.5km
- North Vista Primary School1.6km
- Punggol View Primary School1.6km
- Edgefield Primary School1.6km
- Mee Toh School1.7km
- Punggol Cove Primary School1.8km
- Cheng Lim49m
- Farmway453m
- Sengkang548m
- Hawker centreAnchorvale Village Hawker Centre559m
- ParkSengkang Riverside PK1.1km
- Other schoolsOutram Secondary School272m
Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
What has sold nearby300m
From 40 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| Ola | 136m | 2026-07 | 11-15 | 129 sqm | $1,620 |
| Treasure Crest | 227m | 2026-06 | 11-15 | 107 sqm | $1,622 |
| Treasure Crest | 227m | 2026-05 | 01-05 | 107 sqm | $1,519 |
| Treasure Crest | 227m | 2026-05 | 06-10 | 107 sqm | $1,519 |
| Ola | 136m | 2026-04 | 11-15 | 86 sqm | $1,760 |
| Treasure Crest | 227m | 2026-04 | 11-15 | 107 sqm | $1,570 |
| Treasure Crest | 227m | 2026-04 | 06-10 | 89 sqm | $1,634 |
| Treasure Crest | 227m | 2026-04 | 06-10 | 89 sqm | $1,618 |
| Treasure Crest | 227m | 2026-03 | 11-15 | 100 sqm | $1,593 |
| Treasure Crest | 227m | 2025-12 | 01-05 | 107 sqm | $1,476 |
| Treasure Crest | 227m | 2025-12 | 06-10 | 100 sqm | $1,550 |
| Treasure Crest | 227m | 2025-12 | 01-05 | 100 sqm | $1,524 |
| Ola | 136m | 2025-11 | 01-05 | 86 sqm | $1,643 |
| Ola | 136m | 2025-08 | 06-10 | 98 sqm | $1,801 |
| Ola | 136m | 2024-11 | 11-15 | 86 sqm | $1,611 |
| Ola | 136m | 2024-10 | 11-15 | 86 sqm | $1,583 |
| Ola | 136m | 2022-12 | 01-05 | 86 sqm | $1,335 |
| Ola | 136m | 2022-12 | 01-05 | 129 sqm | $1,352 |
| Ola | 136m | 2022-12 | 06-10 | 86 sqm | $1,346 |
| Ola | 136m | 2022-12 | 11-15 | 86 sqm | $1,378 |
| Ola | 136m | 2022-12 | 01-05 | 98 sqm | $1,450 |
| Ola | 136m | 2022-12 | 06-10 | 88 sqm | $1,323 |
The 22 most recent are listed, out of 40 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.
The afternoon sun, and what is approved in it247°–293°
Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.
Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.
Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.
Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.
The land under The Vales
HDB put this parcel out to tender and names The Vales as what was built on it. Everything below is from that tender: the dates, the winning price, and the 12 bids that came in.
- Tender launched18 Nov 2013
- Tender closed13 Feb 201412 bids received
- Awarded19 Feb 2014Phoenix Real Estate Pte Ltd
- Winning tenderS$192,888,888S$3,949 per sq m of gross floor area · S$367 per sq ft
- Parcel
- Sengkang E4 Anchorvale Crescent
- Site area
- 16,280 sq m
- Lease
- 99 yrs
- Plot ratio
- 3
- Gross floor area
- 48,840 sq m
- Sold as
- EC
Every bid — all 12, as HDB published them
| # | Tenderer | Bid | Behind the winner |
|---|---|---|---|
| 1 | Phoenix Real Estate Pte Ltd | S$192,888,888 | — |
| 2 | MCL Land (Brighton) Pte. Ltd. | S$191,000,000 | S$1,888,888 · 1.0% |
| 3 | Fantasia Investment (Singapore) Pte Ltd | S$189,368,000 | S$3,520,888 · 1.8% |
| 4 | Sim Lian Land Pte Ltd | S$185,052,000 | S$7,836,888 · 4.1% |
| 5 | EL Development Pte Ltd | S$184,600,000 | S$8,288,888 · 4.3% |
| 6 | Verwood Holdings Pte. Ltd. And TID Residential Pte. Ltd. | S$184,000,000 | S$8,888,888 · 4.6% |
| 7 | Qingjian Realty (Residential) Pte Ltd. | S$171,780,000 | S$21,108,888 · 10.9% |
| 8 | Allgreen Properties Limited | S$168,980,000 | S$23,908,888 · 12.4% |
| 9 | FCL Imperial Pte. Ltd. And Hor Kew Land Pte Ltd | S$168,681,000 | S$24,207,888 · 12.6% |
| 10 | Kingsford Development Pte Ltd | S$166,125,800 | S$26,763,088 · 13.9% |
| 11 | CEL Residential Development Pte Ltd | S$140,888,000 | S$52,000,888 · 27.0% |
| 12 | Wee Hur Development Pte Ltd | S$139,000,000 | S$53,888,888 · 27.9% |
What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.
Source: HDB — Sites Sold by HDB · tender awarded 19 Feb 2014 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “The Vales”. This parcel, from tender to today · Every land sale
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.