HOROI

HDB block scorecard · rubric v0.3

Blk 613A Tampines Nth Dr 1

HDB block scorecard · Tampines · 27 resales 2025-01–2026-05

C+
57/100
68% measured

Carried by transaction liquidity (5.0/5); capped by location & connectivity (0.5/5).

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

Overall57C+

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

Value20D

95th pctile in Tampines · 92th pctile of all 8842 blocks islandwide

Investment100A+

trend n/a · 27 resales/36mo · ~93yr lease left

The rubric

How we rate →

  • Price vs Town Peers

    20%
    computed
    1.0/5

    788

    $788 median psf = 95th pctile of 713 rated Tampines blocks (cheaper=better)

  • Realized Price Trend

    20%
    manual · awaiting data
    3.0/5

    Awaiting data — neutral placeholder. observed window 16mo < 36mo — trend not yet computable

  • Transaction Liquidity

    15%
    computed
    5.0/5

    27 resales / 36mo

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

  • Location & Connectivity

    15%
    computed
    0.5/5

    23.1min walk to Tampines

    23.1min to TAMPINES MRT STATION Exit E (straight-line x1.35 detour @80m/min), 12 bus stops <=400m

  • Lease Runway

    15%
    computed
    5.0/5

    ~93yr left

    ~93yr remaining (99yr grant); block universe med ~66yr; CPF/loan limits tighten as runway shrinks

  • Flat Mix

    5%
    partial
    3.0/5

    66% 4RM+, avg 86sqm

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

Key facts

Median resale psf
$788 psf
Resales (36 mo)
27
Town
Tampines
Remaining lease
~93yr
Avg flat size
86 sqm
Nearest MRT
Tampines · 23.1 min walk
Data through
May 2026

Data coverage

68%

68% 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