The Vales: Sengkang EC with LRT at the Door and 21 Units Listed
Updated 2026-11-02
The Vales is a 517-unit executive condominium on Anchorvale Crescent in Sengkang, completed in 2017 and now fully privatised. With 21 units on the market at an average asking price of S$1,688,931, it sits above the district average on a per-square-foot basis but remains one of the more accessible ECs in the north-east corridor.
What is The Vales and who is it for?
The Vales is a 99-year leasehold executive condominium at 79 Anchorvale Crescent in Sengkang, District 19. It was developed by a joint venture between SingHaiYi Group and Kay Lim Holdings, received its Temporary Occupation Permit in May 2017, and won the PropertyGuru Best Executive Condo Architectural Design award in 2018.
The development has 517 units spread across several blocks. Because it has passed its ten-year minimum occupation period, all units are now fully privatised and open to any buyer, including permanent residents and foreigners. That privatisation status makes it a different proposition from newer ECs in the area that still carry resale restrictions.
Of the 21 units currently listed on Hombble, 19 are classified as condominiums and two as executive condominiums. The average unit size across these listings is 1,010 square feet, which places most available stock in the three-bedroom category suited to young families and upgraders.
How far is The Vales from the MRT?
The Vales is roughly a seven-minute walk from Sengkang MRT station on the North East Line, with Cheng Lim LRT station on the Sengkang LRT loop even closer at the development's doorstep. The LRT connects to Sengkang MRT interchange, which gives residents a one-seat ride to Dhoby Ghaut in about 30 minutes.
Bus services from the nearby Sengkang Bus Interchange run direct routes to Changi Airport and the city centre. The Tampines Expressway is also accessible by car, connecting to the east coast and the CBD. Residents who reviewed the development noted commute times of 20 to 45 minutes to most central locations depending on mode of transport.
Schools and family amenities near The Vales
Nan Chiau Primary School falls within the one-kilometre priority enrolment zone, which is the key distance for Phase 2A and 2B primary school registration in Singapore. Other nearby primary schools include Anchor Green Primary, Compassvale Primary, and Springdale Primary, all within a two-kilometre radius.
Compassvale Secondary School is the closest secondary option. In total, at least 15 schools from primary through to junior college level sit within three kilometres of the development, and there are more than ten childcare centres within 500 metres.
For daily needs, residents have Prime Supermarket open 24 hours, plus Cold Storage and Sheng Siong within walking distance. Compass One shopping mall at Sengkang MRT offers a wider range of retail, dining, and a public library. Sengkang Riverside Park and the Punggol Waterway provide green space for families, and the Sengkang Sports and Recreation Centre is nearby.
What are prices like at The Vales in 2026?
The average asking price across the 21 listings on Hombble is S$1,688,931, working out to about S$1,670 per square foot. Transacted prices over the past twelve months ranged from S$1,367 to S$1,752 per square foot, with a median of S$1,623 per square foot in the second quarter of 2026.
That places The Vales roughly six per cent above the Sengkang and Punggol district average of S$1,508 per square foot. The premium reflects its privatised status, proximity to the MRT interchange, and the maturity of the estate. Buyers comparing within the district should note that newer ECs still under resale restrictions typically trade at a discount but come with eligibility conditions that narrow the buyer pool.
Living at The Vales: what residents say
Long-term residents highlight the convenience of having the LRT at the doorstep and multiple supermarkets within walking distance as the strongest points. The estate is well-established, with landscaping that has had nearly a decade to mature and a residents' community that skews towards young families.
The most commonly noted drawback is aircraft noise from the nearby Seletar Airbase, where RSAF training flights operate during the day. Residents also mention ambulance sirens from a nearby medical facility and traffic noise from motorcycles on Sengkang East Road. These are not dealbreakers for most, but buyers sensitive to noise should visit during weekday afternoons to judge for themselves.
Outlook for The Vales and Sengkang
Sengkang Grand Mall completed its largest refresh in mid-2026, adding a FairPrice Finest, new dining options, and a sheltered walkway linking directly to Buangkok MRT. A new integrated community hub is planned for Sengkang Town Centre under the URA Master Plan, combining healthcare, retail, sports facilities, and MRT access in a single development.
These additions steadily improve the amenity base of the wider Sengkang and Buangkok area, which has historically lagged behind more established towns. For owners at The Vales, the practical effect is a stronger supporting infrastructure without the construction disruption that newer developments closer to the town centre may face. The development's fully privatised status and settled estate make it a straightforward purchase for buyers who want north-east living without waiting for an EC restriction period to lapse.