HOROI

HDB block scorecard · rubric v0.3

Blk 220B Sumang Lane

HDB block scorecard · Punggol · 39 resales 2022-12–2026-05

B+
72/100
88% measured

Carried by transaction liquidity (5.0/5); capped by price vs town peers (3.0/5).

Best for: Own-stay buyers choosing the street, not the spreadsheet.

Overall72B+

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

Value52C

51th pctile in Punggol · 78th pctile of all 8842 blocks islandwide

Investment80A

+6.5%/yr realized · 29 resales/36mo · ~91yr lease left

The rubric

How we rate →

  • Price vs Town Peers

    20%
    computed
    3.0/5

    662

    $662 median psf = 51th pctile of 473 rated Punggol blocks (cheaper=better)

  • Realized Price Trend

    20%
    computed
    3.0/5

    +6.5%/yr

    block trend +6.5%/yr = 54th pctile of 8622 blocks (first-12mo vs last-12mo, annualized)

  • Transaction Liquidity

    15%
    computed
    5.0/5

    29 resales / 36mo

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

  • Location & Connectivity

    15%
    computed
    3.0/5

    7.2min walk to Soo Teck

    7.2min to SOO TECK LRT STATION Exit A (straight-line x1.35 detour @80m/min), 13 bus stops <=400m

  • Lease Runway

    15%
    computed
    5.0/5

    ~91yr left

    ~91yr remaining (99yr grant); block universe med ~66yr; CPF/loan limits tighten as runway shrinks

  • Flat Mix

    5%
    partial
    3.0/5

    51% 4RM+, avg 81sqm

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

Key facts

Median resale psf
$662 psf
Resales (36 mo)
29
Town
Punggol
Remaining lease
~91yr
Avg flat size
81 sqm
Nearest MRT
Soo Teck · 7.2 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