HOROI

HDB block scorecard · rubric v0.3

Blk 161A Punggol Ctrl

HDB block scorecard · Punggol · 28 resales 2017-07–2026-05

A
81/100
88% measured

Carried by location & connectivity (5.0/5); capped by flat mix (3.5/5).

Best for: Buyers wanting town entry below peer pricing with lease headroom.

Overall81A

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

Value72B+

19th pctile in Punggol · 50th pctile of all 8842 blocks islandwide

Investment80A

+7.5%/yr realized · 11 resales/36mo · ~77yr lease left

The rubric

How we rate →

  • Price vs Town Peers

    20%
    computed
    4.0/5

    570

    $570 median psf = 19th pctile of 473 rated Punggol blocks (cheaper=better)

  • Realized Price Trend

    20%
    computed
    4.0/5

    +7.5%/yr

    block trend +7.5%/yr = 73th pctile of 8622 blocks (first-12mo vs last-12mo, annualized)

  • Transaction Liquidity

    15%
    computed
    4.0/5

    11 resales / 36mo

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

  • Location & Connectivity

    15%
    computed
    5.0/5

    2.9min walk to Riviera

    2.9min to RIVIERA LRT STATION Exit B (straight-line x1.35 detour @80m/min), 9 bus stops <=400m

  • Lease Runway

    15%
    computed
    4.0/5

    ~77yr left

    ~77yr remaining (99yr grant); block universe med ~66yr; CPF/loan limits tighten as runway shrinks

  • Flat Mix

    5%
    partial
    3.5/5

    100% 4RM+, avg 109sqm

    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: Location & Connectivity · Weakest: Flat Mix. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Median resale psf
$570 psf
Resales (36 mo)
11
Town
Punggol
Remaining lease
~77yr
Avg flat size
109 sqm
Nearest MRT
Riviera · 2.9 min walk
Data through
May 2026

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