District 19 · Sengkang · OCR
The Vales
Anchorvale Crescent · Executive Condominium · 99 yrs lease commencing from 2014
Current PSF
$1,608
+3.9% vs district median
Gross yield
3.3%
median rent $4,000/mo
3-year gain
18.6%
Transactions · 5y
259
39 in last 12 months
Nearest MRT
Punggol Mrt Station · 1,369.954m
NEL
Future MRT
Hougang Mrt Station
CRL · 2030
Vs local HDB
+154% premium
HDB median $634 psf
Area income
$9,500/mo median
residential zone
En-bloc potential25 / 100
12 years old · composite of plot use, age, tenure, value gap & size
Lease decay87 years left
worth 93.6%of freehold today (Bala’s Table) · loses ~4.1pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Springdale Primary School 479m · Phase 2C 0.7× · Compassvale Primary School 547m · Phase 2C 1.2× balloted · Nan Chiau Primary School 563m · Phase 2C 3.2× balloted · Learning Leap Pte Ltd (Punggol Green Primary School) 809m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Compassvale Secondary School · 714m
Food
Anchorvale Village Hawker Centre · 559m
Green
Sengkang Riverside Pk · 1.2km
Mall
Rivervale Mall · 1.3km
Health
Sengkang Community Hospital (hospital) · 199m
Who lives in Sengkang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
249,370
Median age
37 yrs
55% under 40 · getting older
Children 0–9
33,980
▲ 11% since 2015 · future P1 demand
Household size
3.4 avg
Homes
86% HDB
13% condo · 1% landed
Degree holders
34%
residents 15+
Commute
60% transit
20% drive
45 min+ to work
36%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,552 psf - 6% above units on floors 1–5 ($1,460 psf).
Price trend average PSF by year
2021
$1,040
2022
$1,224
+17.7%
2023
$1,362
+11.3%
2024
$1,452
+6.6%
2025
$1,582
+9%
2026
$1,616
+2.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,600/mo | $4.80 | 3.6% | 42 |
| 3BR | $4,200/mo | $4.42 | 3.3% | 73 |
| 4BR | $5,000/mo | $4.00 | 3.0% | 21 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,780,000 | 1,033 | $1,723 | 11-15 |
| Jun 2026 | $1,638,000 | 1,033 | $1,585 | 01-05 |
| Jun 2026 | $1,250,000 | 764 | $1,636 | 11-15 |
| Jun 2026 | $1,210,000 | 764 | $1,583 | 11-15 |
| May 2026 | $2,225,000 | 1,270 | $1,752 | 11-15 |
| May 2026 | $1,738,888 | 1,033 | $1,683 | 01-05 |
| May 2026 | $1,366,888 | 904 | $1,512 | 06-10 |
| Apr 2026 | $1,800,000 | 1,033 | $1,742 | 11-15 |
| Apr 2026 | $1,760,000 | 1,033 | $1,703 | 06-10 |
| Apr 2026 | $1,290,000 | 904 | $1,427 | 01-05 |
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More in District 19
The HDB blocks next door
The entry point, measured: what the resale flats around The Vales actually sell for - this project trades at 2.5× the nearest block’s PSF.