HOROI

HDB block scorecard · rubric v0.3

Blk 480 Sembawang Dr

HDB block scorecard · Sembawang · 20 resales 2017-07–2026-06

B
69/100
88% measured

Carried by price vs town peers (5.0/5); capped by location & connectivity (2.0/5).

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

Overall69B

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

Value100A+

4th pctile in Sembawang · 9th pctile of all 8842 blocks islandwide

Investment65B

+5.9%/yr realized · 8 resales/36mo · ~73yr lease left

The rubric

How we rate →

  • Price vs Town Peers

    20%
    computed
    5.0/5

    486

    $486 median psf = 4th pctile of 246 rated Sembawang blocks (cheaper=better)

  • Realized Price Trend

    20%
    computed
    3.0/5

    +5.9%/yr

    block trend +5.9%/yr = 43th pctile of 8622 blocks (first-12mo vs last-12mo, annualized)

  • Transaction Liquidity

    15%
    computed
    3.0/5

    8 resales / 36mo

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

  • Location & Connectivity

    15%
    computed
    2.0/5

    10.3min walk to Sembawang

    10.3min to SEMBAWANG MRT STATION Exit C (straight-line x1.35 detour @80m/min), 7 bus stops <=400m

  • Lease Runway

    15%
    computed
    4.0/5

    ~73yr left

    ~73yr remaining (99yr grant); block universe med ~66yr; CPF/loan limits tighten as runway shrinks

  • Flat Mix

    5%
    partial
    3.5/5

    100% 4RM+, avg 103sqm

    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
$486 psf
Resales (36 mo)
8
Town
Sembawang
Remaining lease
~73yr
Avg flat size
103 sqm
Nearest MRT
Sembawang · 10.3 min walk
Data through
Jun 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