HOROI

New launch scorecard · rubric v0.2

Pollen Collection Ii

New Launch scorecard · D28/OCR · 42 new sales 2025-12-2026-07

C-
48/100
60% measured

Carried by supply & exit dynamics (4.0/5); capped by location & connectivity (0.0/5).

Best for: Own-stay upgraders buying the product, not the relative upside.

Overall48C-

the headline rubric: value, supply, location, investment, product

Value27D

entry 81th pctile of vintage cohort · +63% vs D28 resale

Investment58C+

+2.5%/yr vs OCR cohort · 52% sold in first 3mo · 3 rival D28 launches

The rubric

How we rate →

  • Entry Price & Value

    25%
    computed
    2.0/5

    2512

    $2512 = 81th pctile of 22 OCR launches (launch±18mo; cheaper=better value)

  • Supply & Exit Dynamics

    15%
    computed
    4.0/5

    3 D28 rivals

    3 competing D28 launches; 52% sold in first 3mo (slow absorption)

  • Location & Connectivity

    15%
    computed
    0.0/5

    27.7min walk to Ang Mo Kio

    27.7min to ANG MO KIO MRT STATION Exit D (straight-line x1.35 detour @80m/min), 5 bus stops <=400m; anchors med=6.7 p75=12.3 of 183 launches

  • Investment Profile

    15%
    inferred
    2.5/5

    ~+2.5%/yr vs OCR cohort med +4.1%/yr

    annualized relative gain vs OCR cohort (price-position inferred); absorption ok

  • Developer Track Record

    10%
    manual · awaiting data
    3.0/5

    Awaiting data — neutral placeholder. needs past-launch ledger (manual)

  • Layout & Product

    10%
    partial
    3.0/5

    avg 165sqm, 0% <70sqm

    unit-mix from txn area distn (floor plans not in DB -> partial)

  • Sentiment Signal

    10%
    manual · awaiting data
    3.0/5

    Awaiting data — neutral placeholder. manual aggregated overlay (Tier3 fragile layer)

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

Key facts

Avg new-sale price
$2,512 psf
New sales recorded
42
District / segment
D28 · OCR
Launch month observed
Dec 2025
Last new sale
Jul 2026
Nearest MRT
Ang Mo Kio · 27.7 min walk

Data coverage

60%

60% 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 transacted $psf per month from URA caveat data — new-sale (developer) versus secondary (resale and sub-sale). Thin bars show monthly transaction counts; gaps mean no transactions that month.

  • median new-sale $psf
  • median secondary $psf
  • transactions / month