The Vales Has Logged 38 Resales At A Median Of S$1,616 Psf — But Its Biggest Sale Was Not Its Priciest Per Square Foot

An EC in Sengkang does not usually make headlines. But when you line up eight quarters of resales at one project, the small numbers start to say something.

According to URA Data Service caveats, The Vales recorded 38 resales over 3Q2025 to 2Q2026 at a median of S$1,616 psf. Across the eight quarters we looked at, the quarterly median moved +7.2%, from S$1,514 psf in 3Q2024 to S$1,623 psf in 2Q2026. Over the same four quarters, the District 19 resale median was S$1,644 psf from 2,311 sales, which puts The Vales -1.6% against its own district. Here is what stood out to us once we went through the tables.

The quarterly median has climbed over two years, but the path was not a straight line

First, the basics. The Vales is a 99-year EC in District 19, with 87 years of lease left and a lease that started in 2014. The eight-quarter series runs from 3Q2024 to 2Q2026. It opens at S$1,514 psf on 4 sales and closes at S$1,623 psf on 11 sales. That is the +7.2% move over the window.

In between, the line wobbles. The median dips to S$1,491 psf in 4Q2024, then climbs to S$1,632 psf in 3Q2025. It eases to S$1,610 psf in 4Q2025 and S$1,588 psf in 1Q2026 before recovering. Some of these quarters are thin. There were 6 sales in 1Q2026 and 7 each in 2Q2025 and 3Q2025. With counts that small, a couple of stacks or floors can move a median. The quartile columns in the table below give you a sense of how wide each quarter's spread was.

The table and the chart below show the same series two ways.

The most traded size band is not the one with the highest psf

Split the 38 resales by size and the picture gets more useful. Units of 70 to 89 sqm were the most traded band, with 22 resales at a median of S$1,270,000 (S$1,597 psf) on a median area of 834 sqft. That is the bread and butter of this project's resale market.

The 90 to 119 sqm band logged 13 resales at a median of S$1,750,000, or S$1,669 psf, on a median area of 1,033 sqft. So the larger band carries the higher psf here, not the smaller one. That runs against the usual pattern, where smaller units tend to print higher psf.

The largest band is too thin to lean on. Only 3 resales fell into 120 sqm and above, at a median of S$2,280,000 (S$1,610 psf). Three transactions cannot tell you much about where large units sit. The table below sets the three bands side by side.

Rents per square foot rose in 2Q2026 while the median monthly rent kept falling

The rental side is the more curious table in this pack. URA rental contracts at The Vales show 11 contracts in 2Q2026 at a median of S$4.53 psf a month. That is the highest psf rent across the four quarters shown. Yet the median monthly rent in the same quarter was S$3,850, the lowest of the four.

Walk back through the series and the gap is consistent. Median monthly rent was S$4,200 in 3Q2025, then S$4,050, then S$3,900, then S$3,850. The psf figure moved from 4.2 to 4.4, back to 4.2, then up. The rental table does not break contracts down by unit size. So a shift towards smaller leased units cannot be ruled out from this data alone.

Against the resale median for the same window, our engine measures a gross yield of about 3.2%. The rental table is below.

Within a kilometre, the psf range runs from S$1,324 to S$1,785

Context matters more than a single project median. Within 1 km of The Vales, eight projects recorded resales over the same four quarters. All of them are 99-year leasehold.

At the top, La Fiesta posted a median of S$1,785 psf on 23 resales, 929 m away. Ola is closer at 161 m and shows S$1,760 psf, but on just 3 resales. The Luxurie, 951 m out, recorded S$1,647 psf from 28 resales. At the other end, Compass Heights sits at S$1,324 psf on 14 sales, and Ecopolitan at S$1,421 psf on 21.

The busiest neighbour was Twin Waterfalls, with 47 resales at S$1,572 psf, followed by Bellewaters with 40 at S$1,534 psf. Treasure Crest, the nearest of the larger-count projects at 193 m, came in at S$1,570 psf from 18 sales. Age, layout and tenure start dates differ across these projects, and the table does not control for any of that. It is below.

The highest price in the window came in below the highest psf

The top five resales make the point about size and price neatly. The highest price was S$2,380,000 in 1Q2026, for a 1,410 sqft unit on the 06-10 storey range. On a per square foot basis, that works out to S$1,688 psf.

The second highest was S$2,280,000 in 4Q2025, for a larger 1,668 sqft unit on the 01-05 range. Its psf was S$1,367, the lowest of the five. That is a low floor and a big floor plate in one caveat.

Compare that with 2Q2026, where a 1,270 sqft unit on the 11-15 range transacted at S$2,225,000, or S$1,752 psf. That is the highest psf of the five, on the smallest area of the five. Five caveats is a small set, and storey ranges are recorded in bands. Still, the pattern of bigger areas printing softer psf shows up clearly. The table is below.

Our own estimate at this project had a median error of 3.2% when we tested it

We also check our estimate against what actually happened. As of 4Q2025, we tested it on 31 later sales at The Vales. The median error came to 3.2%. Only 10% of those sales landed inside the stated range.

That second figure is the one worth sitting with. A low median error with a low hit rate means the stated range was narrow relative to how much individual units vary. Floor, stack, facing and condition all move a price at a project like this, and a model working off recorded caveats sees only part of that.

Every number in this piece comes from recorded transactions. Resale and rental figures are from URA Data Service caveats and rental contracts. The yield and the error figures are measured by our own engine. None of them is a formal valuation of any home.

A few things stay open. The 120 sqm and above band rests on 3 resales, so the large-unit median is not settled. The rental table shows psf rents rising while monthly rents fall, and the data does not record which sizes were leased. And 2Q2026 is a single quarter with 11 resales. Next quarter's caveats will show whether the median holds above S$1,600 psf, and whether the gap to the District 19 median narrows or widens.

One quarter at one project rarely settles much on its own. What a median psf does is give you a place to start. The value comes from reading it next to the size bands, the neighbours and the rental file, then asking which parts of the picture are thin. On this pack, some of them are.

Method: URA resale caveats at the project (developer sales and sub-sales excluded) by the quarter of the sale month. Size bands by caveated floor area. Rents are URA rental contracts at the project, and the gross yield is the mean of the quarterly median rents per square foot, annualised, over the four-quarter resale median per square foot, before any cost. Lease left is the tenure less the years since the lease started, as recorded. The estimate accuracy is this site's backtest: the engine run as of the quarter named, compared with the sales since. Private figures are from URA Data Service caveats, HDB figures from data.gov.sg resale records, both loaded weekly by this site's ingest. Medians are of the non-excluded transactions in the period named. Sales flagged by the hygiene rules (related-party transfers, bulk deals, outliers) are left out. Every figure is indicative and drawn from recorded transactions, not a formal valuation.