HOROI

HDB block scorecard · rubric v0.3

Blk 651 Punggol Ctrl

HDB block scorecard · Punggol · 27 resales 2017-05–2024-11

A-
76/100
88% measured

Carried by realized price trend (5.0/5); capped by transaction liquidity (2.0/5).

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

Overall76A-

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

Value72B+

23th pctile in Punggol · 56th pctile of all 8842 blocks islandwide

Investment80A

+8.8%/yr realized · 5 resales/36mo · ~78yr lease left

The rubric

How we rate →

  • Price vs Town Peers

    20%
    computed
    4.0/5

    583

    $583 median psf = 23th pctile of 473 rated Punggol blocks (cheaper=better)

  • Realized Price Trend

    20%
    computed
    5.0/5

    +8.8%/yr

    block trend +8.8%/yr = 90th pctile of 8622 blocks (first-12mo vs last-12mo, annualized)

  • Transaction Liquidity

    15%
    computed
    2.0/5

    5 resales / 36mo

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

  • Location & Connectivity

    15%
    computed
    4.0/5

    4.4min walk to Riviera

    4.4min to RIVIERA LRT STATION Exit B (straight-line x1.35 detour @80m/min), 11 bus stops <=400m

  • Lease Runway

    15%
    computed
    4.0/5

    ~78yr left

    ~78yr remaining (99yr grant); block universe med ~66yr; CPF/loan limits tighten as runway shrinks

  • Flat Mix

    5%
    partial
    3.5/5

    100% 4RM+, avg 105sqm

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

Key facts

Median resale psf
$583 psf
Resales (36 mo)
5
Town
Punggol
Remaining lease
~78yr
Avg flat size
105 sqm
Nearest MRT
Riviera · 4.4 min walk
Data through
Nov 2024

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