HOROI

Resale condo scorecard · rubric v0.3

The Reef At King'S Dock

Resale condo scorecard · D04/RCR · 52 resale txns 2024-04–2026-05

B
67/100
68% 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.

Overall67B

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

Value28D

100th pctile of D04 LH peers · 5% below new-launch psf in D04

Investment100A+

trend n/a · 27 txns/12mo · ~94yr lease left

The rubric

How we rate →

  • Entry Price vs Peers

    20%
    computed
    1.0/5

    2540

    $2540 median psf (24mo) = 100th pctile of 16 D04 LH peers (cheaper=better)

  • Realized Price Trend

    20%
    manual · awaiting data
    3.0/5

    Awaiting data — neutral placeholder. observed window 25mo < 36mo — trend not yet computable

  • Transaction Liquidity

    15%
    computed
    5.0/5

    27 txns / 12mo

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

  • Location & Connectivity

    15%
    computed
    4.0/5

    5.3min walk to Harbourfront

    5.3min to HARBOURFRONT MRT STATION Exit B (straight-line x1.35 detour @80m/min), 5 bus stops <=400m

  • Lease Profile

    15%
    computed
    5.0/5

    ~94yr left

    ~94yr remaining on 99yr lease; universe med ~81yr; bank-financing friction starts <60yr

  • Layout & Product

    5%
    partial
    2.5/5

    avg 66sqm, 71% <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)
$2,540 psf
Resales recorded (12 mo)
27
District / segment
D04 · RCR
Tenure
99-yr · ~94yr left
Nearest MRT
Harbourfront · 5.3 min walk
Data through
May 2026

Data coverage

68%

68% 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