HOROI

Resale condo scorecard · rubric v0.3

Citylife@Tampines

Resale condo scorecard · D18/OCR · 168 resale txns 2021-06–2026-05

B+
73/100
88% measured

Carried by realized price trend (5.0/5); capped by entry price vs peers (2.0/5).

Best for: Buyers backing a proven, still-running price trend.

Overall73B+

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

Value48C-

85th pctile of D18 LH peers · 22% below new-launch psf in D18

Investment95A+

+10.0%/yr realized · 33 txns/12mo · ~85yr lease left

The rubric

How we rate →

  • Entry Price vs Peers

    20%
    computed
    2.0/5

    1590

    $1590 median psf (24mo) = 85th pctile of 40 D18 LH peers (cheaper=better)

  • Realized Price Trend

    20%
    computed
    5.0/5

    +10.0%/yr

    own resale trend +10.0%/yr = 94th pctile of 1165 condos (first-12mo vs last-12mo avg psf, annualized)

  • Transaction Liquidity

    15%
    computed
    5.0/5

    33 txns / 12mo

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

  • Location & Connectivity

    15%
    computed
    3.0/5

    7.0min walk to Tampines

    7.0min to TAMPINES MRT STATION Exit E (straight-line x1.35 detour @80m/min), 9 bus stops <=400m

  • Lease Profile

    15%
    computed
    4.0/5

    ~85yr left

    ~85yr remaining on 99yr lease; universe med ~81yr; bank-financing friction starts <60yr

  • Layout & Product

    5%
    partial
    3.0/5

    avg 129sqm, 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: Realized Price Trend · 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)
$1,590 psf
Resales recorded (12 mo)
33
District / segment
D18 · OCR
Tenure
99-yr · ~85yr left
Nearest MRT
Tampines · 7.0 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