HOROI

Resale condo scorecard · rubric v0.3

Reflections At Keppel Bay

Resale condo scorecard · D04/RCR · 342 resale txns 2021-06–2026-05

C+
58/100
88% measured

Carried by transaction liquidity (5.0/5); capped by realized price trend (1.0/5).

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

Overall58C+

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

Value76A-

62th pctile of D04 LH peers · 36% below new-launch psf in D04

Investment50C

+1.0%/yr realized · 53 txns/12mo · ~79yr lease left

The rubric

How we rate →

  • Entry Price vs Peers

    20%
    computed
    3.0/5

    1714

    $1714 median psf (24mo) = 62th pctile of 16 D04 LH peers (cheaper=better)

  • Realized Price Trend

    20%
    computed
    1.0/5

    +1.0%/yr

    own resale trend +1.0%/yr = 10th pctile of 1165 condos (first-12mo vs last-12mo avg psf, annualized)

  • Transaction Liquidity

    15%
    computed
    5.0/5

    53 txns / 12mo

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

  • Location & Connectivity

    15%
    computed
    3.0/5

    6.8min walk to Telok Blangah

    6.8min to TELOK BLANGAH MRT STATION Exit A (straight-line x1.35 detour @80m/min), 2 bus stops <=400m

  • Lease Profile

    15%
    computed
    3.0/5

    ~79yr left

    ~79yr remaining on 99yr lease; universe med ~81yr; bank-financing friction starts <60yr

  • Layout & Product

    5%
    partial
    3.0/5

    avg 152sqm, 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: Transaction Liquidity · Weakest: Realized Price Trend. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Median resale psf (24mo)
$1,714 psf
Resales recorded (12 mo)
53
District / segment
D04 · RCR
Tenure
99-yr · ~79yr left
Nearest MRT
Telok Blangah · 6.8 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