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 | 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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After Vales EC sold out many years ago, there was a slowdown in the number of new EC launches, as the government cut down on executive condo land sales. In the years since then, there have been a much lower number of EC sites available annually.

In fact so far this year 2023, only Altura EC launched for sale. And before that, in 2021, only Copen Grand and Tenet launched, both of which have since sold out.

A brand new executive condo launch in the Bukit Batok and Tengah areas. But come very early next year 2024, probably in January, the Lumina Grand EC at the corner of Bukit Batok Road and Bukit Batok West Avenue 5 will be be launched.

The Lumina Grand EC will be developed by City Developments that is part of the Hong Leong Group, who was also responsible for Copen Grand EC. The land price is one of the highest tendered prices for an executive condo site, at $626 PSF PPR (per square foot per plot ratio).

However that has since been trumped by the bids for the latest EC site tender, at Plantation Close. This attracted nine bids, with the highest one being $703 PSF PPR for the land alone. That is a huge jump in land cost compared to all the previous batches. So it looks likely to have to sell at least 10% higher than for the current batch of Altura and Lumina Grand.

Like all the other EC launches, e-Applications can only be done at the Lumina Grand showflat and not online. All the usual executive condo eligibility guidelines will apply. The main advantage is that potential buyers need not pay the ABSD for a 2nd property.

Both Copen Grand and Lumina Grand executive condos will benefit from the development of the new Tengah “forest” town and that grand plans for the development of the Jurong Lake District.

But if you are looking for a brand new private condominium instead, in the west too, and surrounded by greenery with views of parks, the Reserve Residences showflat is worth a glance.

This project is even more exciting than Vales EC or Lumina Grand, as it is the residential component in an integrated development. The Reserve Residences residents will be supported not only by retail shops and lifestyle services, but will have its own childcare centre too. In addition, it is directly linked underground to Beauty World MRT station on the Downtown Line, as well as to a bus interchange that will occupy the southern part of the site.

The Reserve Residences site is a corner one, being bounded by Upper Bukit Timah Road on its south, Jalan Jurong Kechil on its west (where the main vehicular entrances and exits will be), and Jalan Anak Bukit on its north.

But the most attractive thing about the project is possibly the unblocked views it will enjoy of the Bukit Timah Hill and Nature Reserve, as well as the Rifle Range Nature Reserve. If you would like to book a viewing slot for the Reserve Residences showflat, just drop us a line. This project is being developed by Far East Organisation, on the most established local Singapore developers, and well versed in integrated developments. The VIP Preview was around mid 2022.