HOROI

New launch scorecard · rubric v0.2

Pullman Residences Newton

New Launch scorecard · D11/CCR · 249 new sales 2021-06-2025-06

C
54/100
75% measured

Carried by location & connectivity (5.0/5); capped by entry price & value (2.0/5).

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

Overall54C

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

Value33D

entry 78th pctile of vintage cohort · +49% vs D11 resale · CENSORED: observed psf is late-phase

Investment32D

-0.3%/yr vs CCR cohort · 4% sold in first 3mo · 17 rival D11 launches

The rubric

How we rate →

  • Entry Price & Value

    25%
    computed
    2.0/5

    3091

    $3091 = 78th pctile of 38 CCR launches (launch±18mo; cheaper=better value); CENSORED: launch predates URA window, psf is late-phase ⚠

  • Supply & Exit Dynamics

    15%
    computed
    2.0/5

    17 D11 rivals

    17 competing D11 launches; 4% sold in first 3mo (slow absorption)

  • Location & Connectivity

    15%
    computed
    5.0/5

    2.4min walk to Newton

    2.4min to NEWTON MRT STATION Exit C (straight-line x1.35 detour @80m/min), 11 bus stops <=400m; anchors med=6.7 p75=12.3 of 183 launches

  • Investment Profile

    15%
    computed
    2.0/5

    ~-0.3%/yr vs CCR cohort med +0.8%/yr

    annualized relative gain vs CCR cohort (own realized (window-censored)); 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
    2.5/5

    avg 78sqm, 59% <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: Location & Connectivity · Weakest: Entry Price & Value. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Avg new-sale price
$3,091 psf
New sales recorded
249
District / segment
D11 · CCR
Launch month observed
Jun 2021
Last new sale
Jun 2025
Nearest MRT
Newton · 2.4 min walk

Data coverage

75%

75% 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
  • trend extrapolation — not a forecast