SPECIAL INFO

Project Details

The Vales Artist Impression

The Vales is a fresh and brand new 99-yeas leasehold executive condominium located at Anchorvale Crescent, Sengkang in district 19. With expected completion on 18th August 2018 this EC is definitely sought after. It's one of the finest place of all of the accessible ECs that is on sale. The Vales is where comfort and convenience go hand in hand to make life easier.

The Vales by SingHaYi Group Limited comprises of 9 towers of 15 storey, totalling 517 residential apartments. Future residents are able to talk a short walk to the nearby Sengkang Riverside Park and Sengkang Sports and Recreation Centre for family fun and gatherings.

 The Vales is located in front of Cheng Lim LRT which is one stop away from Sengkang MRT station. An up and coming Sengkang Hospital is due to be build soon. This not only makes a good investment but also very conducive when you or an important family member falls ill. 

A truly unique lifestyle awaits you.

The Vales EC Project Details
Project Name: The Vales EC
Developer: Anchorvale Residences Pte Ltd 
Location: Anchorvale Crescent
District: 19 (Hougang/ Punggol/ Sengkang)
Tenure: 99 years leasehold commencing from 19 May 2014
Site Area: Approx. 16,280 SQM/ 175, 254.2 SQFT
No. of Units: 517
Carparks TBC
Expected T.O.P: December 2018
PSF ($) From $7xx

The Vales Unit Mix Distribution

unitmix


The Vales @ Anchorvale Crescent | EC in Sengkang

The Vales EC is a new executive condominium at Anchorvale Crescent, Sengkang. Get info, floor plan, price and location map here!

Location

location map

(Location Map)

Standing close to Cheng Lim LRT Station, The Vales is about 600 metres to Sengkang MRT station

Residents can get their dining, shopping and entertainment needs at Compass Point, located at the Sengkang Town Centre. Alternatively, there is also options of the nearby Rivervale Mall,Rivervale Plaza and Fernvale Point. Just go down to Kopitiam Square to enjoy some street food. This wet market cum food centre offers economical and local delights to the residents.

The Vale is also close to Waterway Point, the heaven of shopping, dining and entertainment hub in Punggol which is due to open in 2017.

Shopping and Amenities

Shopping Malls near The Vales EC

Be spoilt with an array of shopping malls to shop from. Say goodbye to having no plans on the weekend. Pop by to any of the shopping malls below to enjoy what it has to offer and shop to your heart desire.  

  • Compass Point
  • Seletar Mall
  • Greenwich V
  • Rivervale Plaza
  • Rivervale Mall
  • Sengkang Community Hub 

Transportation and Connectivity

overview of sengkang area at the Vales

The Vales provide residents with easier movement not only around Sengkang but also around Singapore. It is served by major expressways such as the Tampines Expressway(TPE), Seletar Expressway (SLE) and Central Expressway (CTE). For those who prefer to take public transportation, residents have the luxury to choose from Cheng Lim LRT station, public buses from Sengkang Bus Interchange and Sengkang MRT station. 

  • 1 stop to Punggol Town Centre- An up and coming S$1 Billion Mega Mall cum residential/ Horse Riding
  • 2 stops to Hougang Mall and Bus Interchange
  • 3 stops to Hearland Mall and Bus Interchange, Kovan Market and Food Centres
  • 4 stops to Serangoon Mrt Interchange which provide circle line to other parts of Singapore in a shorter period
  • For vehicle owners it will take less than half an hour to drive to the East and Central Area where the heart of Shopping Pleasure are; Orchard Road.

Schools

 The Vales is also near elite schools such as Pei Hwa Secondary School, Nan Chiau Primary School, Nan Chiau High School.

Within a close proximity to The Vales there are other schools such as;

  • Compassvale Primary School
  • Springdale Primary School
  • Nan Chiau Primary School
  • Punggol Green Primary School
  • Anchor Green Primary School
  • Seng Kang Primary School
  • Rivervale Primary School
  • North Spring Primary School
  • Palm View Primary School
  • North Vista Primary School
  • Mee Toh School
  • Edgefield Primary School
  • Punggol View Primary School
  • Compassvale Secondary School
  • Nan Chiau High School
  • Edgefield Secondary School
  • CHIJ Saint Joseph’s Convent
  • Seng Kang Secondary School
  • Punggol Secondary School
  • Greendale Secondary School
  • Serangoon Junior College
  •  Nanyang Polytechnic (NYP)

Amenities Near The Vales

 The Vales amenities

Site Plan

The Vales Site Plan

E-Brochure & Floorplan

E-Brochure

Please download e-brochure below

thevales-download

Interested to view show flat?

Call us now +65 9048 0660 to arrange an appointment 


 

Floor Plan

A1

A2-p-t

 

B1-p

B2a

Please Download here to view more Floor Plans

 

Eligibility & Financing

Bellewaters EC Official – Eligibility

You must meet the following conditions to buy an Executive Condominium (EC):

Citizenship
  • You must be a Singapore Citizen
  • Your family nucleus must comprise at least another Singapore Citizen or Singapore Permanent Resident
Age
  • You must be at least 21 years old at the time of application
  • If you are buying an EC under the Joint Singles Scheme, you must be at least 35 years old

 

Family Nucleus
You must form a proper family nucleus under one of the following schemes:
Type of Scheme Family Nucleus Requirement
Public You, the applicant and;
  • Your spouse, and children (if any)
  • Your parents, and siblings (if any)
  • Your children under your legal custody, care and control (for widowed / divorced)
Fiancé / Fiancée You, the applicant and your fiancé / fiancée
Orphan You, the applicant and;
  • Your unmarried siblings, or
  • Another single unrelated orphan
Joint Singles You, the applicant and another single person

You may buy a dual-key EC units offered by the developer if you form a multi-generation family as follows:

(i) Married couple with parents / grandparents
(ii) Fiancé and fiancée couple with parents / grandparents
(iii) Widowed / divorced with children and parents / grandparents

Income Ceiling
Your gross monthly household income must not exceed $14,000.

 Special Requirement for Undischarged Bankrupts

Undischarged bankrupts need to seek the Official Assignee (OA)’s consent if they are applying for an EC.
However, they do not need to seek the OA’s approval to be listed as an occupier.
 
Ownership in Private Property
You, your spouse, any occupiers listed in the Application Form or their spouses must not
own or dispose or have an estate or interest in any other 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 the EC

* includes but not limited to:

  • HUDC flats (Privatised and Non-Privatised)
  • Properties acquired by gift
  • Properties inherited as beneficiaries under a will or as a result of the Intestate Succession Act
  • Private properties
  • Properties owned / acquired / disposed through nominees regardless of properties location
Owners / Ex-owners of HDB Flats / DBSS Flats / EC units
Each eligible Singaporean household can buy the following housing unit only twice:
  • a flat from the HDB;
  • a resale flat with the CPF Housing Grant*;
  • a DBSS flat from developer;
  • an EC unit from developer.

*Only applicable for first-timer applicants

If you have already bought two housing units, you will not be eligible

to apply or be listed as an essential occupier in an application.

First-timer Applicants
You and the essential family members listed in the application for purchase of the EC must not:
  • Be the owners of a flat bought direct from HDB, a DBSS flat or an Executive Condominium bought from the developer
  • Have sold a flat bought direct from HDB, a DBSS flat or an Executive Condominium bought from the developer
  • Have received the CPF Housing Grant for the purchase of an HDB resale flat
  • Have taken other forms of housing subsidy (for example, benefitted under the Selective En bloc Redevelopment Scheme, privatisation of HUDC estate etc)
Higher Quota of the EC Supply for First-time Applicants during Initial Launch Period
From 2 March 2012, the developers will set aside 70% of the supply for first-timers during the initial launch period.
 
Second-timer Applicants
You or the essential family members listed 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 (for example, enjoyed benefits under the Selective En bloc Redevelopment Scheme, privatisation of HUDC estate etc.)
Payment of Resale Levy
Second-timers who apply for new EC projects where the land sale was launched on or after 9 Dec 2013, are required to pay the resale levy.

However, second-timers are not required to pay the resale levy if they apply to buy EC units in projects where their land sale was launched before 9 Dec 2013

 

Those who have previously bought a flat from the HDB or taken a CPF Housing Grant, will have to pay a resale levy when they next buy a flat from the HDB.

The resale levy is meant to reduce the subsidy on the second subsidised flat so as to maintain a fair allocation of public housing subsidies between first- and second-timer citizen families.

Existing Owner or Ex-Owner
Are you, your spouse or any of the essential occupiers listed in the application an existing owner or ex-owner of a:
  • Flat bought directly from HDB
  • DBSS flat bought from the developers
  • Resale flat bought under the CPF Housing Grant Scheme

 

If you belong to any of the above categories, you may apply to buy an EC 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 flat to the date of application for a new EC.

* The date of taking possession refers to following dates (whichever is applicable):

  • Date of key collection, for flats that are bought direct from HDB
  • Date of resale completion, for purchase of resale flats from the open market bought with the 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 EC bought directly from the developer?

If yes, you would need to meet a 5-year period from the date of taking possession of the earlier 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 their EC, evidenced by the

Notice of Transfer or such other documentary evidence as HDB may require)

of the EC before you can apply to buy another EC directly from the developer.

Essential Occupiers
You or any person listed the application must not be currently 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, an essential occupier may apply or be included in an application only if he has stayed in the existing flat

for 5 years from the *date of taking possession of the existing flat to the date of application for an EC.

* The date of taking possession refers to:

  • The date of key collection, for flats that are bought directly from HDB
  • The date of resale completion, for purchase of resale flats from the open market bought with the CPF Housing Grant
  • The date of transfer at market value of the flat bought with CPF Housing Grant
  • The date of key collection for EC / DBSS flats bought from the developer, whichever is applicable.
Cancellation of Application After Booking a Flat
If you book a flat from the March 2012 Build-To-Order and Sale of Balance Flats Exercises onwards and subsequently cancel the flat booking,
you will have to meet a 1-year period from the date of cancellation before you can apply or included as an essential occupier in an application for a:
  • new HDB flat
  • DBSS flat from developers
  • Executive Condominium unit from the developers
  • resale flat with CPF Housing Grant
  • resale flat that has been announced for SERS
Divorcees
Within three years from the date of the divorce, only one party in the divorce can own one of the following housing units:
  • a flat bought directly from the HDB
  • a DBSS flat / EC bought directly from a private developer
  • a resale flat bought from open market under the CPF Housing Grant Scheme


If you have 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 any of the above housing unit only three years after your date of divorce.

However, this three-year wait out period will not apply if you are buying any of the above homes with:
 your parents or a new spouse, or if you are buying a resale flat from the open market without the CPF Housing Grant.

 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 any of the above housing units after you get your ex-spouse’s consent not to own or be listed as an essential occupier in any of the above housing units within the three-year period from the date of divorce.

The requirement for ex-spouse’s consent is waived if you are buying any of the above housing units 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 three-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 and terminated the Sale and Purchase Agreement may apply to buy an EC.

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 date for an EC.

unsureCall us for a friendly discussion +65 9048 0660


Financing

 Financing An Executive Condominium

Buying an Executive Condominium (EC) is a long term financial commitment.  Moving past the issue of 'Should I Buy an EC Now?', the next logical step for potential homebuyer is to check whether it is within their means to buy an EC unit. 

1. Consider What is Needed

Besides the need to know an estimate of how much monies is needed in totalilty, homebuyers should be familar with the payment timeline.  In addition, what other cost will be involved such as stamp, legal fees and applicable regulatory measures.

Unlike buying a BTO unit from HDB, there is no HDB housing loan for the purchase of EC unit.  Applicants are advised to check on their loan eligibility from banks or financial institutions licensed by the Monetary Authority of Singapore before committing to a purchase of an EC unit.    

In general, following would be required for the purchase an EC unit under construction. For specific details, please check with the bank or solicitor regarding financing matter.

 

EC Payment Schedule


 

2.  Next, Consider Your Available Resources 


a. Monies in CPF Ordinary Account -  The saving in the CPF Ordinary Account (including Housing Grant, if any) can be used to pay for remaining 15% downpayment.

Only the applicant and co-applicants can use their CPF monies for the purchase of the EC unit, occupiers listed in the aplication are not allowed to use their monies for this purpose.

Login here with your Singpass to check the CPF Ordinary Account balance
(CPF website –> My Statement -> Section A)
 CPF Logo

 b.  Cash -  The minimum cash amount needed is the Option Fee of 5% of purchase price.  This is based on the assumption that applicant(s) can secure the maximum 80% loan from bank and there are enough  CPF monies in the applicant(s) account to pay the balance downpayment of 15%, the legal and stamp fees.  If not, any of these shortfall would need to be paid in cash.

For applicant(s) with bank loan less than 80%, and who plan to use part cash and part CPF to pay for the total required amount, the payment system is "Cash first, CPF later" and not "CPF first, cash later".   So, do the sum correctly, the minimum cash amount could be substantially higher if your CPF cannot be used for the balance downpayment and stamp duty as it has been reserved for later stage payment.   

c. Bank Loan.   It is advisable to get an In Principle Approval (IPA) done with at least one bank before you do a booking.  IPA is an amount that bank is potentially prepared to lend based on the borrower's income, credit history and prevailing regulatory control measures.  IPA is not a guarantee, but it does give the applicants an indication how much they can stretch to find a unit that best meet their needs.

Different banks may offer different interest rates packages and IPA limit.  However, with the 60% Total Debt Servicing Ratio (TDSR) framework (MAS Notice 43 29 June 2103) and the 30% Mortgage Servicing Ratio (MSR) public housing alignment, bank is taking longer to process and are now more stringent in offering mortgage loan. Ideally, the IPA should be done with at least one bank before you visit the showflat.  

About Home Loans - Key Questions to Ask the Bank Before Taking a Home Loan

d. Existing Flat. This is an useful asset that can be used to finance the purchase of an EC unit. For 2nd timer applicant, there is no resale levy to be paid for the purchase on an EC whose land was bought before 9 Dec 2013. As EC unit are meant for owners' occupation, buyers and essential occupiers listed in the application must sell their exisiting flat within 6 months from the date of Temporary Occupation Permit (TOP).

When Should the existing flat be sold?

If you need the sales proceed from the existing flat to pay for the downpayment, as a minimum, your existing flat OTP should have been exercised and you are waiting for the 1st appointment or thereafter. 

If you are risk adverse, follow the guidelines to sell your unit within 6 months from TOP. Your unit can be marketed a couple of months just before the TOP. 

If you predict prices will head south, you can consider selling your unit anytime after your applicaton to purchase of EC been approved. If your prediction is wrong, your uncompleted EC unit would similarly have appreciated in value. If you are right, the opportunity cost and price differential between selling earlier and TOP time may be more than enough to offset your rental cost. 

You may also consider selling your existing flat early if you need an address to be within a km of the desired school for your children. 

(So when is the best time to sell? What is the estimated valuation? How much estimated sales proceeds will you get and how much to use for loan redemption? These are the typical questions my clients ask, Do contact me if you like me to share my opinion to any of the above matters) 

e. Monthly CPF contribution. Buyer can use their savings and monthly CPF contribution to the Ordinary Account to service their mortgage loan. Under the CPF Board's requirements (since 1 January 2008), the CPF withdrawing limit for a housing loan obtained from a bank or financial institution is set at the lower of 120% of the Valuation Limit or the Available Housing Withdrawal Limit (AHWL). Once the CPF withdrawal limit is reached, mortgagors will have to pay their monthly instalments in cash

Also, do take note that besides the cap on $5000 salary, the CPF contribution rate decreases with the age of 35, with marked reduction in rate at 50 years of age.  With effect from 1Jan 2016, the salary cap on CPF is raised from $5000 to $6000.


CPF Contribution and Allocation Rates 

3. Finally, put the financial numbers together. 

The outcome here is obvious. Applicants can go ahead with the booking if they have the financial resources to cover all the required payments before bank disbursement of loan and am comfortable with the monthly payment to service the loan.  

It can be a daunting task for some to get the calculation and numbers work out. Imagine the effort if numerous tweaks and/or 'what if' scenarios for different loan quantum and tenure need to be work out in order to determine the best comfort zone.  This is where the value of a competent agent is appreciated. 

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The Vales EC Rating: 5.0 out of 5 | Review By: Launch Property Singapore | ERA REALTY NETWORK PTE LTD | CEA Reg. No. L3002382K / R027596H | Connect with Launch Property Singapore @