HOROI

New launch scorecard · rubric v0.2

Tembusu Grand

New Launch scorecard · D15/RCR · 482 new sales 2023-04-2026-04

C+
57/100
75% measured

Carried by layout & product (3.5/5); capped by supply & exit dynamics (2.0/5).

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

Overall57C+

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

Value55C+

entry 45th pctile of vintage cohort · +26% vs D15 resale · paid +16% over est. GLS breakeven

Investment56C+

+2.9%/yr vs RCR cohort · 49% sold in first 3mo · 31 rival D15 launches

The rubric

How we rate →

  • Entry Price & Value

    25%
    computed
    3.0/5

    2464

    $2464 = 45th pctile of 20 RCR launches (launch±18mo; cheaper=better value)

  • Supply & Exit Dynamics

    15%
    computed
    2.0/5

    31 D15 rivals

    31 competing D15 launches; 49% sold in first 3mo (slow absorption)

  • Location & Connectivity

    15%
    computed
    2.5/5

    11.0min walk to Tanjong Katong

    11.0min to TANJONG KATONG MRT STATION Exit 3 (straight-line x1.35 detour @80m/min), 9 bus stops <=400m; anchors med=6.7 p75=12.3 of 183 launches

  • Investment Profile

    15%
    computed
    3.0/5

    ~+2.9%/yr vs RCR cohort med +2.5%/yr

    annualized relative gain vs RCR cohort (6 D15 comp(s)); 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
    3.5/5

    avg 93sqm, 43% <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: Layout & Product · Weakest: Supply & Exit Dynamics. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Avg new-sale price
$2,464 psf
New sales recorded
482
District / segment
D15 · RCR
Launch month observed
Apr 2023
Last new sale
Apr 2026
Nearest MRT
Tanjong Katong · 11.0 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