The Vales EC

The Vales EC . New Executive Condominium . 500m to Sengkang MRT Station

The Vales EC is a new Executive Condominium that will be launching for sale in July 2015. This Sengkang EC is expected to be well sought after, as it is a very rare one for a new EC – it will be within walking distance, around 500m from Sengkang MRT station & Compass Point Mall. The Vales EC is also comfortably within 1km from Nan Chiau Primary school.

The Vales EC | New Sengkang ECArtist’s Impression . The Vales EC @ Anchorvale Street . 7 minutes walk to Sengkang Town Centre

The Vales executive condo is located along Anchorvale Street / Anchorvale Crescent in Sengkang. It has one of the best locations of all the available ECs for sale now, where access and amenities are concerned.

It is directly in front of Cheng Lim LRT station, one stop from Sengkang MRT station. So on rainy days you can hop onto the LRT instead of walking the 7 minutes or so to the MRT.

The Vales EC is also directly across the road from the upcoming Sengkang Hospital. This makes it a great investment, should you decide to sell or rent it out after you’ve stayed in your unit for at least 5 years. There is certain to be good demand from hospital staff.

Sengkang Hospital opposite The Vales ECSengkeng Hospital opposite The Vales EC

If you would like to be kept posted on floor plans or registration dates, or how to register for the e-application, just drop your contact details here.

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The Vales Executive Condominium . Highlights

  1. The Vales EC sits in a well established HDB estate, with a complete range of amenities.
  2. Sengkang Town Centre with its shopping mall, MRT station, public library, banks, shops, supermarket, food court, cafes, and restaurants, polyclinic & post office, are 500m or one LRT stop away.
  3. Very quick access to the expressway: one minute drive to the TPE (Tampines Expressway). Off-peak 20 minutes drive to Orchard Road, the CBD, Marina Bay, & Changi Airport.
  4. Nan Chiau Primary School is a walkable 650m down the road, and within the crucial 1km range for priority. Nan Chiau has a well earned reputation for nurturing students & producing results above the national average, lead by experienced & caring staff.
  5. The Sengkang Sports Complex and Sports Centre, with its many pools & slides, and stadium are 750m down the road, bordering the Punggol River Reservoir.
  6. Across from that is the quiet greenery of Sengkang Riverside Park, joined by a floating wetlands bridge, and leading via a park connector & cycling tracks to Punggol waterway, with its leisure & sporting activities, and the huge Waterway Point mega mall.

Punggol River Reservoir & Sengkang Riverside Park near the Vales ECPunggol River Reservoir & Sengkang Riverside Park :: 15 minutes walk from the Vales EC

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Economics of The Vales EC

  1. 15 to 20% (ie. around $200K to $300K) cheaper than similar new private condominiums.
  2. First time buyers are eligible for up to $30,000 CPF housing grant.
  3. You do not pay any agent’s fee or commission (unlike for HDB resale flats).
  4. Historically of all residential property types, executive condos have achieved the most capital appreciation. Not only do they reflect the general appreciation of the market, but they also enjoy a greater upside as they close the gap with prices of private condominiums after the 5th year.

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For other details, see the Fact Sheet or location.

The Vales Executive Condominium GymArtist’s Impression . The Vales Executive Condominium Gymnasium

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THE VALES EXECUTIVE CONDOMINIUM · SHOWFLAT VIEWING · E-APPLICATION

Just register here if you would like to be kept updated, or to register interest in the Vales EC.

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You want to  Request Brochure / Floor Plans
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 Keep you posted on other new launches as well
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OTHER DEVELOPER LAUNCHES

Stars Kovan Condominium + Shops . Mixed Development 3 mins walk from Kovan MRT Station & Heartland Mall . See Kovan Stars Showflat . VIP Preview & Launch early 2016

Gem Toa Payoh Condo Launch & VIP Preview 2nd Q 2016 :: 6 minutes walk to Braddell MRT Station :: Get updates on the Gem Residences Price.

Cairnhill Nine condo . From SGD$1.35m . Integrated development by Capitaland . VIP Preview Launch early 2016 . See Cairnhill Nine floor plan

The Vales EC Showflat

The Vales EC Showflat . Image Gallery

Artists’ impressions of what the Vales EC showflat and facilities will look like.

THE VALES EC . ARTIST’S IMPRESSIONS

The Vales EC | New Sengkang EC

The Vales EC

The Vales Executive Condo | The Vales EC Showflat

The Vales Exec Condo

The Vales EC Poolside

The Vales EC Poolside

 
The Vales EC Showflat | Pool Cabana

The Pool Cabanas

The Vales EC Gymnasium

Gymnasium facing Pool

Vales Executive Condo Pool

Aqua Deck | Aqua Lounge

 
The Vales EC Showflat

The Vales Facilities

Sengkang EC Car Park Entrance

Car Park Entrance

The Vales Floor Plan :: Vales EC Site Plan

Vales EC Site Plan


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THE VALES EC SHOWFLAT GALLERY . SHOWFLAT VIEWING . E-APPLICATION

Would you like to arrange a Showflat Viewing? Just contact us here and we will keep you updated on viewing dates.

(Fields marked with * need to be filled in. We respect your privacy and will not spam you.)

Name *
Email *
Phone *
Application Status *
You want to  Request Brochure / Floor Plans
 View showflat
 Register e-Application
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The Vales Showflat Location

The Vales Showflat . Showflat Location . Showflat Viewing

The Vales show flat has been constructed and is now undergoing final preparations for the launch and VIP Preview. Below are some photos showing a sneak preview of what is ready.

The Vales showflat location is not at the actual site, but along Fernvale Road. Please call us at 9633 8633 for directions or to arrange a viewing appointment.

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THE VALES SHOWFLAT

The Vales Show Flat LocationThe Vales Show Flat . Location at Fernvale Road

The Vales EC Showflat . Show UnitThe Vales EC Showflat . Show Unit

The Vales Showflat . Show Unit Living & Dining RoomThe Vales Showflat . Show Unit Living & Dining Room

The Vales EC Show Flat . Show Unit BedroomThe Vales EC Show Flat . Show Unit Bedroom

The Vales Show Flat . Discussion AreaThe Vales EC Showflat . Discussion Area

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THE VALES SHOWFLAT LOCATION · SHOWFLAT VIEWING · E-APPLICATION

Would you like to arrange a Showflat Viewing? Or be kept updated on details like floor plans or pricing? Just register here.

(Fields marked with * need to be filled in. We respect your privacy and will not spam you.)

Name *
Email *
Phone *
Application Status *
You want to  Request Brochure / Floor Plans
 View showflat
 Register e-Application
 Get More Information
 Keep you posted on other new launches as well
After clicking, please see below for status


The Vales EC | Buying Guide

The Vales EC FAQ (Frequently Asked Questions)

When did the Vales EC open for booking?

LAUNCH DATES
Showflat Viewing: Started 3 July 2015
Preview Balloting: 18 July 2015
Booking: From 18 July 2015 onwards

If you would like to register for the showflat viewing, or do the e-application to register interest, just drop your contact details here.

The Vales EC PoolArtist’s Impression . The Vales EC Pool

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What must I do to book a unit at the Vales EC?

You must fill in an application form and submit the necessary documents. If you drop us your contact details here, we will help you check your eligibility and arrange for your application.

Applications must be registered at the showflat computers (the only official e-application system), that are linked to the HDB system, in order to get a ballot number.

Note: Applications cannot be done via HDB website. Websites with online e-application forms are also NOT linked to the HDB system either.

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Am I eligible to buy the Vales EC?

You are if:
. You are a Singapore citizen and your partner is a Singapore citizen or PR.
. At least 21 years old.
. Your total monthly household income does not exceed $14,000.
. You form an essential family nucleus as defined by HDB.
. You & your partner have not bought a flat direct from HDB or with a grant more than once.
. None of your family nucleus has owned private property within the last 30 months.

That was the short answer; for detailed criteria including what defines a family nucleus, see The Vales EC Eligibility.

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Can I buy the Vales EC if I currently own a HDB flat?

Yes, if you
. Have not bought a flat direct from HDB or with a grant more than once.
. Have already stayed in your flat at least 5 years if bought direct from HDB or with a grant.
. If your resale flat was bought without a grant, you must fulfil your MOP before the Vales EC gets TOP.

You must also sell off your current HDB flat within 6 months of TOP of the Vales EC.

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When can I sell or rent out my Vales EC unit?

. Can be sold to Singapore citizens or PRs after 5 years. Or rented out to anyone then.
. Fully privatized after 10 years. Can then be sold to anyone, including foreigners or developers.

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What benefits do 1st Timer Buyers get?

. May be eligible for the CPF housing grant, up to $30,000 to help pay the 15% downpayment.
. Get priority in selecting a unit (70% of the units are reserved for 1st timers in first month).

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Can 1st Timer Buyers ‘keep’ the Housing Grant for next BTO / EC purchase instead?

  • No. The CPF Housing Grant cannot be kept for the next BTO / EC purchase.
  • Furthermore, even if you don’t take the grant this time, you will still be subject to the resale levy if you buy a BTO / new EC in future.
  • So if you are eligible, do avail yourself of the CPF Housing Grant now.

See details on the amount of CPF Housing Grant, and eligibility, at this link (opens in new window).

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What benefits do 2nd Timer Buyers get?

  • Buyers with existing housing loan may still get up to 80% loan even if you have an existing housing loan (unlike for private condos).
  • Not affected by the CPF Minimum Sum rule when using your CPF funds.

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What’s the payment schedule like for the Vales EC?

If you opt for Normal Payment Scheme (NPS):

  • First 5% cash (via a cheque) at time of booking the unit.
  • Next 15% within 9 weeks (typically) of booking the unit. This 15% can be from CPF Housing Grant, or from CPF funds, or from cash.
  • The remaining 80% can be from CPF funds, bank loan, or cash. This is payable progressively, which means you (or the bank if you take a loan) pays out the money as and when construction work reaches certain stages. If you take a loan, your monthly instalments start small and slowly increase.

If you opt for Deferred Payment Scheme (DPS) (purchase price is around 2 to 3% higher):

  • First 5% cash (via a cheque) at time of booking the unit.
  • Next 15% within 9 weeks (typically) of booking the unit. This 15% may be from CPF Housing Grant, or from CPF funds, or from cash.
  • Neither you nor the bank (if you are taking a loan) pays anything till the project completes. At that point, upon TOP, you / your bank will need to pay another 65% of the purchase price. Your mortgage repayments therefore start at this point, based on whatever the bank disburses.

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Do I have to pay any admin charges or commissions or agent fees?

No, no charge at all. We are here to provide you all the information, and help you book your unit of choice at directly from the Vales EC developer, at no charge. No obligation either.

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THE VALES EC . E-APPLICATION . SHOWFLAT VIEWING

For queries on any of the above, or to register interest in updates, please email us here.

(Fields marked with * need to be filled in. We respect your privacy and will not spam you.)

Name *
Email *
Phone *
Application Status *
You want to  Request Brochure / Floor Plans
 View showflat
 Register e-Application
 Get More Information
 Keep you posted on other new launches as well
After clicking, please see below for status


The Vales EC Launch Eligibility Guide

HDB Eligibility Conditions for the Vales EC Launch . Singapore

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As The Vales is an executive condominium, you must meet HDB’s eligibility criteria to book a unit at the Vales EC launch. If you need help to assess your eligibility, just send your query via the Contact Form.

Source: HDB web site (www.hdb.gov.sg)

Citizenship
  • Main applicant must be a Singapore Citizen
  • Application must include at least one other Singapore Citizen or Permanent Resident.
Age
  • All applicants must be at least 21 years old at time of application of the Vales EC launch
  • If applying under the Joint Singles Scheme, both must be at least 35 years old
Family Nucleus

You must form a family nucleus under one of the schemes listed here:

  • Public Scheme
    You (the applicant) and;
    * Your spouse, and children (if any)
    * Your parents, and siblings (if any)
    * Your children under your legal custody (if you are widowed or divorced)
  • Fiance/Fiancee Scheme
    You (the applicant) and your fiancee/fiance
  • Orphan Scheme
    You (the applicant) and;
    * Your unmarried brothers/sisters, or
    * Another unrelated single orphan
  • Joint Singles Scheme
    You (the applicant) and another single person
Income Ceiling
  • Your total monthly household income must not exceed SGD$14,000

 

Special Requirement for Undischarged Bankrupts

Undischarged bankrupts must seek the Official Assignee (OA)’s consent to apply for the Vales EC launch. However, they do not need to seek the OA’s approval to be listed as an occupier.
 

Ownership of Private Property

You, your spouse, & any occupiers in this application, and their spouses, must not own or have disposed of, or have any part or share in any other private flat, house, building or land.
* Within 30 months before the date of application, and
* Between the application date and the date of taking possession of this EC.
 

Owners/Ex-owners of HDB flats / DBSS flats / EC units

Each Singaporean household is allowed to buy the following housing types only twice:
* a flat directly from HDB;
* a resale flat with the CPF Housing Grant (only applicable to 1st timers);
* a DBSS flat from a developer;
* an EC apartment from a developer.

If you’ve already bought two such apartments, you cannot apply for, or be listed as an essential occupier in an application to buy a unit at the Vales EC launch.
 

Definition of First-timer Applicants

You and any essential family members listed in your application for the Vales EC launch, have NEVER:
* Bought a flat directly from HDB, or a DBSS flat or Executive Condo from developer
* Sold a flat bought directly from HDB, or DBSS flat or EC bought from developer
* Received the CPF Housing Grant for the purchase of an HDB resale flat
* Enjoyed other forms of housing subsidy (eg. SERS, privatisation of HUDC estate, etc)

70% of units will be set aside for first-timers during the initial period of the Vales EC launch.
 

Definition of Second-timer Applicants

You or the essential family members in your application have owned/sold or are currently owners of:
* Any HDB flat that was bought from HDB, or
* Any resale flat that was bought under the CPF Housing Grant Scheme, or
* A DBSS flat or an EC bought from the developer, or
* Have enjoyed other forms of housing subsidy (eg. SERS, privatisation of HUDC estate etc.)

Second-timers buying at this Vales EC launch are required to pay a Resale Levy. For resale levy details, see this page (opens in new window).
 

Existing Owner or Ex-Owner Of

* Flat bought directly from HDB
* DBSS flat bought from developer
* Resale flat bought under the CPF Housing Grant Scheme

If you belong to any of the above categories, you may apply to buy a unit at the Vales EC launch on condition that a 5-year period (excluding any period of subletting of the whole flat) has lapsed from the #date of taking possession of the previous flat to date of application for the new EC.

# The date of taking possession refers to following dates:
* Date of key collection, for flats that are bought direct from HDB
* Date of resale completion, for resale flats bought from open market with CPF Housing Grant
* Date of transfer at market value of the flat bought with CPF Housing Grant
* Date of key collection for EC/DBSS flats bought from the developer
 

Ex-owners of an EC

Are you, your spouse or any of the essential occupiers listed in the application an ex-owner of an Executive Condominium bought directly from the developer? If yes, you would need to wait at least 5 years from the date of taking possession of the earlier Executive Condominium before applying for the new EC.

30-Month Period
In addition, you need to wait out a 30-month period from the effective date of disposal (i.e., date of legal completion of the sale of your Executive Condominium, evidenced by the Notice of Transfer or such other documentary evidence as HDB may require) of the EC before you can apply to buy a unit at the Vales EC launch.
 

Essential Occupiers

Any person applying to buy at this Vales EC launch or be listed as an occupier must not currently be listed as an essential occupier of:
* An existing HDB flat bought directly from HDB,
* A DBSS flat bought under the CPF Housing Grant Scheme, or,
* A resale flat bought under the CPF Housing Grant Scheme

However, you may be eligible if you have stayed in the existing flat for at least 5 years from the #date of taking possession of the existing flat to the date of application for a new flat.
 

Cancellation of Application After Booking a Flat

If you book a flat from the March 2012 BTO and Sale of Balance Flats exercises onwards, and subsequently cancel the flat booking, you will have to wait 1 year from the date of cancellation before you can apply or be included as an essential occupier in a Vales EC launch application.
 

Divorcees

Within 3 years from the date of a divorce, only one party in the divorce can own one of the following housing units:

  • Flat bought directly from the HDB
  • DBSS flat / EC bought directly from a private developer
  • Resale flat bought from open market under the CPF Housing Grant Scheme

If there is an existing matrimonial home which is one of the above, and that home is retained by your ex-spouse, you may apply to buy or be listed as an essential occupier in the Vales EC launch only 3 years after your date of divorce.

However, this 3-year wait out period will not apply if you are buying this new EC with your parents or a new spouse.

If there is no matrimonial home or the matrimonial home was bought from the open market without any CPF Housing Grant, you may apply for the Vales EC launch after you obtain your ex-spouse’s consent not to own or be listed as an essential occupier in any of the above housing types within the 3-year period from the date of divorce.

The requirement for ex-spouse’s consent is waived if you are buying the EC with your parents or a new spouse or if you are buying a resale flat from the open market without the CPF Housing Grant.

The requirement to seek ex-spouse’s consent during the 3-year period from the date of divorce is also waived if you meet the following conditions:

  • All your children are below 18 years old at the date of divorce; and
  • You have the legal custody of all your children and are also the only parent with the care and control of all your children

 

Person Who Has Bought an EC/DBSS Flat with CPF Housing Grant

A person who bought an EC or DBSS flat with CPF Housing Grant but terminated the Sale & Purchase Agreement may apply to buy a unit at the Vales EC launch.

However, this is allowed on the condition that a 5-year period has lapsed from the termination date of the Sale & Purchase Agreement of their earlier EC or DBSS flat purchase, to the date of application for this new EC.

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Source: HDB