Exact Vales EC pricing is not finalised yet. However, see below for estimated cost & pricing computations based on the land & construction costs. Should be close to recent EC prices.
It has been more than 2 years since an EC in the Punggol / Sengkang area has been launched so near an MRT station and town centre. In addition, this one sits right in the midst of several amenities, and so is likely to be one of the most in-demand ECs around.
Please drop us a note here if you would like to be kept updated on the Vales EC price ranges.
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The Vales EC Price · Land & Construction Cost Computations
A JV of SingHaiyi Holdings Ltd & Kay Lim Investments won the land sale for The Vales with a bid of $192,888,888 in a hotly contested tender that drew 12 bids, for this plum site. It was a very close fight, as the 2nd bid was $191 million, just 1% lower.
This means that the winning bid was fairly reasonable, and likely not overpriced.
The winning bid works out to $367 per square foot per plot ratio (psf ppr). Assuming construction, overheads & financing costs of around $400 PSF, breakeven could be about $770 PSF. This could translate to a Vales EC price average of around $8xx PSF.
Update in 2023: This Vales pricing was considered pretty high at the time of its launch. Now fast forward a few years to 2023. In retrospect, these Values prices look so affordable. New executive condos like Altura are now selling for over $1,300 PSF with land costs above $700 PSF. Private condominiums start from $2K PSF on average, such as Lentor Hills Residences, Lentor Mansion, Hillock Green, and the Myst. Of course these are closer to an MRT station, like Lentor Mansion that is about 5 minutes walk from Lentor MRT station, in the same north-east section of Singapore as Vales EC.
Nevertheless it does represent a huge jump in pricing over less than a ten year span. (The Lentor Mansion prices will not be known till its launch sometime in early 2024, but are likely to be similar to those of Lentor Hills Residences, and Hillock Green that launched for sale in November 2023.)
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The Vales EC Price · Estimated Pricing
| BEDROOMS | TYPE | QTY | SQ FT | SQ M | STACKS | ESTIMATE PRICING | FEATURE |
| 2 Bedrooms | A1 | 39 | 764 | 71 | 23, 31, 36 | $640K – $680K | Typical Unit |
| A1-T | 3 | 764 | 71 | $672K – $682K | Top floor unit* | ||
| A1-P | 3 | 775 | 72 | $646K – $657K | Patio unit with PES | ||
| A1a | 26 | 753 | 70 | 14, 17 | $631K – $675K | Typical Unit | |
| A1a-T | 2 | 753 | 70 | $662K – $678K | Top floor unit* | ||
| A1a-P | 2 | 764 | 71 | $637K – $651K | Patio unit with PES | ||
| A2 | 26 | 764 | 71 | 01, 18 | $640K – $669K | Typical Unit | |
| A2-T | 2 | 764 | 71 | $672K | Top floor unit* | ||
| A2-P | 1 | 775 | 72 | $646K | Patio unit with PES | ||
| 3 Bedrooms | B1 | 78 | 904 | 84 | 10, 13, 24, 27, 32, 35 |
$720K – $780K | Typical Unit |
| B1-P | 6 | 915 | 85 | $730K – $750K | Patio unit with PES | ||
| B2 | 26 | 915 | 85 | 04, 19 | $730K – $790K | Typical Unit | |
| B2-T | 1 | 915 | 85 | $780K – $800K | Top floor unit* | ||
| B2a | 13 | 915 | 85 | 05 | $730K – $790K | Typical Unit | |
| 3 Bedroom Premium |
B3 | 52 | 1,044 | 97 | 22, 28, 30, 33 | $738K – $864K | Typical Unit |
| B3-T | 3 | 1,044 | 97 | 22, 28, 30 | $782K – $867K | Top floor unit* | |
| B3-P | 1 | 1,055 | 98 | 28 | $743K | Patio unit with PES | |
| B3a | 65 | 1,033 | 96 | 03, 07, 12, 15, 20 |
$784K – $861K | Typical Unit | |
| B3a-P | 1 | 1,044 | 97 | 03 | $789K | Patio unit with PES | |
| B3b | 39 | 1,033 | 96 | 22, 28, 30, 33 | $780K – $834K | Typical Unit | |
| B3b-T | 2 | 1,033 | 96 | 06, 09 | $838K | Top floor unit* | |
| B3b-P | 2 | 1,044 | 97 | $799K | Patio unit with PES | ||
| 4 Bedrooms | C1 | 52 | 1,270 | 118 | 21, 26, 29, 34 | $911K – $999K | Typical Unit |
| 4 Bedroom Premium |
C2 | 39 | 1,410 | 131 | 08, 11, 16 | $1.031M – $1.087M | Typical Unit |
| 4 Bedroom Maisonette |
C3-P | 1 | 1,647 | 153 | 19 | $1.2xM – $1.3xM | With own carpark |
| C4-P | 4 | 1,679 | 156 | 07, 12, 15, 20 | $1.2xM – $1.3xM | With own carpark | |
| C5-P | 3 | 1,668 | 155 | 22, 30, 33 | $1.2xM – $1.3xM | With own carpark | |
| C6-P | 4 | 1,712 | 159 | 21, 26, 29, 34 | $1.3xM – $1.4xM | With own carpark | |
| C7-P | 3 | 1,722 | 160 | 08, 11, 16 | $1.3xM – $1.4xM | With own carpark | |
| 5 Bedrooms | D | 13 | 1,593 | 148 | 25 | $1.158M – $1.22M | Typical Unit |
| D-P | 1 | 1,604 | 149 | $1.1xM | Patio unit with PES | ||
| Penthouses | PH1 | 1 | 1,668 | 155 | 08 | $1.3xM – $1.4xM | Private roof terrace |
| PH2 | 1 | 1,658 | 154 | 16 | $1.3xM – $1.4xM | Private roof terrace | |
| PH3 | 1 | 1,658 | 154 | 26 | $1.3xM – $1.4xM | Private roof terrace | |
| PH4 | 1 | 1,690 | 157 | 34 | $1.3xM – $1.4xM | Private roof terrace | |
| TOTAL NO. UNITS | 517 | ||||||
* Top floor unit balconies are open to the sky.
NOTE: The above Vales EC price ranges are just an estimate. Actual prices will only be released 2 days before the Balloting & Booking day.
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THE VALES EC PRICE . E-APPLICATION . SHOWFLAT VIEWING
Would you like to register for the Showflat Viewing / E-Application? You get:
. Showflat advance preview
. Priority to view & choose unit
. Direct Developer Launch Pricing & Discounts