HOROI

Resale condo scorecard · rubric v0.3

Affinity At Serangoon

Resale condo scorecard · D19/OCR · 414 resale txns 2021-08–2026-05

C+
56/100
88% measured

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

Best for: Own-stay buyers shopping the estate, not the spreadsheet.

Overall56C+

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

Value56C+

85th pctile of D19 LH peers · 30% below new-launch psf in D19

Investment70B+

+2.8%/yr realized · 93 txns/12mo · ~91yr lease left

The rubric

How we rate →

  • Entry Price vs Peers

    20%
    computed
    2.0/5

    1805

    $1805 median psf (24mo) = 85th pctile of 63 D19 LH peers (cheaper=better)

  • Realized Price Trend

    20%
    computed
    2.0/5

    +2.8%/yr

    own resale trend +2.8%/yr = 25th pctile of 1165 condos (first-12mo vs last-12mo avg psf, annualized)

  • Transaction Liquidity

    15%
    computed
    5.0/5

    93 txns / 12mo

    trailing-12mo resale volume; universe med ~6 — thin markets price badly

  • Location & Connectivity

    15%
    computed
    0.5/5

    23.3min walk to Kovan

    23.3min to KOVAN MRT STATION Exit A (straight-line x1.35 detour @80m/min), 14 bus stops <=400m

  • Lease Profile

    15%
    computed
    5.0/5

    ~91yr left

    ~91yr remaining on 99yr lease; universe med ~81yr; bank-financing friction starts <60yr

  • Layout & Product

    5%
    partial
    2.5/5

    avg 72sqm, 57% <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: 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 (24mo)
$1,805 psf
Resales recorded (12 mo)
93
District / segment
D19 · OCR
Tenure
99-yr · ~91yr left
Nearest MRT
Kovan · 23.3 min walk
Data through
May 2026

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 secondary-transaction $psf per month from URA caveat data. Thin bars show monthly transaction counts; gaps mean no transactions that month.

  • median secondary $psf
  • transactions / month
  • trend extrapolation — not a forecast