HOROI

Resale condo scorecard · rubric v0.3

The Alps Residences

Resale condo scorecard · D18/OCR · 209 resale txns 2021-06–2026-05

C+
57/100
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.

Overall57C+

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

Value56C+

80th pctile of D18 LH peers · 26% below new-launch psf in D18

Investment75A-

+4.4%/yr realized · 46 txns/12mo · ~88yr lease left

The rubric

How we rate →

  • Entry Price vs Peers

    20%
    computed
    2.0/5

    1512

    $1512 median psf (24mo) = 80th pctile of 40 D18 LH peers (cheaper=better)

  • Realized Price Trend

    20%
    computed
    3.0/5

    +4.4%/yr

    own resale trend +4.4%/yr = 41th pctile of 1165 condos (first-12mo vs last-12mo avg psf, annualized)

  • Transaction Liquidity

    15%
    computed
    5.0/5

    46 txns / 12mo

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

  • Location & Connectivity

    15%
    computed
    0.5/5

    24.1min walk to Tampines West

    24.1min to TAMPINES WEST MRT STATION Exit A (straight-line x1.35 detour @80m/min), 10 bus stops <=400m

  • Lease Profile

    15%
    computed
    4.0/5

    ~88yr left

    ~88yr remaining on 99yr lease; universe med ~81yr; bank-financing friction starts <60yr

  • Layout & Product

    5%
    partial
    2.5/5

    avg 72sqm, 66% <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)
$1,512 psf
Resales recorded (12 mo)
46
District / segment
D18 · OCR
Tenure
99-yr · ~88yr left
Nearest MRT
Tampines West · 24.1 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