THE VALES
UrbanLens Analysis
At $1,548 PSF, THE VALES prices 5% above the District 19 median. Compare that to CHUAN PARK at $2,596 PSF -- a 40% premium that buyers need to justify. The 8-minute walk to Sengkang MRT (625m) is workable, though not the kind of proximity that commands a premium on its own.
The 22.4% two-year surge looks impressive, but momentum like this rarely sustains. Proceed with caution. 67 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE FLORENCE RESIDENCES has gained 0.8% over the same period.
With ~87 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Rental data is too thin to calculate a reliable yield. Treat this as a capital-appreciation play and verify rental demand independently.
At 517 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| CHUAN PARK | $2,596 | 1.3% | 0.0% |
| THE FLORENCE RESIDENCES | $1,779 | 3.4% | +0.8% |
| AFFINITY AT SERANGOON | $1,794 | 3.5% | +2.6% |
| RIVERFRONT RESIDENCES | $1,706 | 3.7% | +6.8% |
| THE GARDEN RESIDENCES | $1,829 | 3.9% | +2.7% |
PSF Trend
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