Tag Archives: the vales

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. Nan Chiau was originally located in the River Valley area.

  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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Keep you posted on other new launches as well
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Terra Hill Singapore Launch

If you are looking for a new freehold project within the upcoming Greater Southern Waterfront district, you might want to consider the upcoming Terra Hill condo.

Terra Hill Singapore by Hoi Hup Sunway . New freehold condominium launch at Yew Siang Road off Pasir Panjang Road . Rest of Central Region project in the Kent Ridge area

Terra Hill Singapore is also within 5 minutes walk from Pasir Panjang MRT station on the Circle Line, which is within 4 stops to Harbourfront MRT station that links directly to VivoCity shopping mall.

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 for the Vales EC.

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


Park Place Residences @ Paya Lebar MRT Interchange station . Expected to launch for sale in Quarter 4 2016 . 3 Blocks with full Condominium facilities in generous landscaped grounds . The residential section of Paya Lebar Quarter Mixed Development that includes Retail Mall & Offices . Developed by the Lendlease Group

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THE ARCADY CONDO SHOWFLAT . FREEHOLD CONDO BY KSH & H10 Holdings

Vales EC has completely sold out, and there are no more units available for sale from the developer. However, on the same MRT line, the North-East or “Purple” line, another new condominium, The Arcady at Boon Keng, is launching for sale soon.

In contrast to Vales EC, this project has the advantage of being on the city fringe, in the Kallang Planning area. It is also within a short 6 minute walk from Boon Keng MRT station on the North-East line. On top of that, the Arcady at Boon Keng will be a freehold private development as well. Plenty of plus points here.

This brand new condominium is being developed by a joint venture led by KSH Holdings, in partnership with H10 Holdings and SLB Developments. The developers are not big real estate players, but they have been in the market for a while. They were the top bidders for the parcel of land on which the Arcady condo will be built.

KSH Holdings has its roots in the construction industry, with much experience in this sector and several awards for construction excellence. Which naturally led it to venture into the property development business. It has been responsible for projects such as Lincoln Suites, KAP & KAP Residences, Sky Green, and Newest.

Response to the Arcady at Boon Keng launch is likely to be good, as it is freehold. There has also been a dearth of good projects within a short walk of Boon Keng MRT station in recent years. The Arcady condo showflat will possibly open for viewing appointments either in the 4th quarter of 2023, or the first quarter of 2024.

Indicative Arcady condo prices are not finalised yet, but analysts are expecting something in the region of the mid to high $2,xxx PSF range. Since the Arcady at Boon Keng is not a big project, there should be no problem about achieving a sell-out before any ABSD penalty kicks in.