HOROI

HDB block scorecard · rubric v0.3

Blk 116 Serangoon Nth Ave 1

HDB block scorecard · Serangoon · 20 resales 2017-11–2025-05

B-
63/100
88% measured

Carried by price vs town peers (5.0/5); capped by location & connectivity (0.5/5).

Best for: Buyers backing a block that has out-appreciated its town.

Overall63B-

the headline rubric: price, trend, liquidity, location, lease

Value92A+

5th pctile in Serangoon · 30th pctile of all 8842 blocks islandwide

Investment70B+

+9.1%/yr realized · 6 resales/36mo · ~59yr lease left

The rubric

How we rate →

  • Price vs Town Peers

    20%
    computed
    5.0/5

    535

    $535 median psf = 5th pctile of 210 rated Serangoon blocks (cheaper=better)

  • Realized Price Trend

    20%
    computed
    5.0/5

    +9.1%/yr

    block trend +9.1%/yr = 92th pctile of 8622 blocks (first-12mo vs last-12mo, annualized)

  • Transaction Liquidity

    15%
    computed
    2.0/5

    6 resales / 36mo

    3yr resale volume; block med ~7 — single-block markets are thin

  • Location & Connectivity

    15%
    computed
    0.5/5

    29.0min walk to Kovan

    29.0min to KOVAN MRT STATION Exit A (straight-line x1.35 detour @80m/min), 9 bus stops <=400m

  • Lease Runway

    15%
    computed
    2.0/5

    ~59yr left

    ~59yr remaining (99yr grant); block universe med ~66yr; CPF/loan limits tighten as runway shrinks

  • Flat Mix

    5%
    partial
    3.5/5

    100% 4RM+, avg 118sqm

    share of 4-room-and-larger resales (family stock holds demand) — proxy

  • Sentiment Signal

    10%
    manual · awaiting data
    3.0/5

    Awaiting data — neutral placeholder. manual aggregated overlay (Tier3 fragile layer)

Strongest: Price vs Town Peers · Weakest: Location & Connectivity. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Median resale psf
$535 psf
Resales (36 mo)
6
Town
Serangoon
Remaining lease
~59yr
Avg flat size
118 sqm
Nearest MRT
Kovan · 29.0 min walk
Data through
May 2025

Data coverage

88%

88% of this rating’s weight is measured from data. The rest is a clearly-labelled placeholder or estimate — never silently blended in.

computed
— fully measured from source data (full coverage credit)
partial
— real but proxy signal (half credit)
inferred
— estimate, dampened toward neutral (no credit)
manual
— neutral 3.0 placeholder awaiting data (no credit)

Map

Price history

median $psf by month

Median resale $psf per month for this single block, from HDB resale registrations. A block trades thinly, so the series is sparse — the line breaks across months with no recorded resale rather than bridging the gap.

  • median resale $psf
  • transactions / month
  • trend extrapolation — not a forecast