HOROI

Resale condo scorecard · rubric v0.3

Amber Park

Resale condo scorecard · D15/RCR · 80 resale txns 2022-06–2026-05

B-
63/100
88% measured

Carried by transaction liquidity (5.0/5); capped by entry price vs peers (1.0/5).

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

Overall63B-

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

Value12D

99th pctile of D15 FH peers · 7% above new-launch psf in D15

Investment60B-

+2.0%/yr realized · 29 txns/12mo · freehold

The rubric

How we rate →

  • Entry Price vs Peers

    20%
    computed
    1.0/5

    2882

    $2882 median psf (24mo) = 99th pctile of 111 D15 FH peers (cheaper=better)

  • Realized Price Trend

    20%
    computed
    1.0/5

    +2.0%/yr

    own resale trend +2.0%/yr = 18th pctile of 1165 condos (first-12mo vs last-12mo avg psf, annualized)

  • Transaction Liquidity

    15%
    computed
    5.0/5

    29 txns / 12mo

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

  • Location & Connectivity

    15%
    computed
    5.0/5

    2.8min walk to Tanjong Katong

    2.8min to TANJONG KATONG MRT STATION Exit 3 (straight-line x1.35 detour @80m/min), 8 bus stops <=400m

  • Lease Profile

    15%
    computed
    5.0/5

    freehold-class

    freehold / 800yr+ tenure: no lease decay

  • Layout & Product

    5%
    partial
    3.5/5

    avg 86sqm, 52% <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: Entry Price vs Peers. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Median resale psf (24mo)
$2,882 psf
Resales recorded (12 mo)
29
District / segment
D15 · RCR
Tenure
Freehold / 999-yr
Nearest MRT
Tanjong Katong · 2.8 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