HOROI

Resale condo scorecard · rubric v0.3

Va Residences

Resale condo scorecard · D12/RCR · 19 resale txns 2021-09–2026-04

C
54/100
88% measured

Carried by lease profile (5.0/5); capped by transaction liquidity (1.0/5).

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

Overall54C

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

Value76A-

40th pctile of D12 FH peers · 42% below new-launch psf in D12

Investment50C

+4.1%/yr realized · 2 txns/12mo · freehold

The rubric

How we rate →

  • Entry Price vs Peers

    20%
    computed
    3.0/5

    1570

    $1570 median psf (24mo) = 40th pctile of 57 D12 FH peers (cheaper=better)

  • Realized Price Trend

    20%
    computed
    2.0/5

    +4.1%/yr

    own resale trend +4.1%/yr = 38th pctile of 1165 condos (first-12mo vs last-12mo avg psf, annualized)

  • Transaction Liquidity

    15%
    computed
    1.0/5

    2 txns / 12mo

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

  • Location & Connectivity

    15%
    computed
    2.5/5

    11.2min walk to Toa Payoh

    11.2min to TOA PAYOH MRT STATION Exit B (straight-line x1.35 detour @80m/min), 9 bus stops <=400m

  • Lease Profile

    15%
    computed
    5.0/5

    freehold-class

    freehold / 800yr+ tenure: no lease decay

  • Layout & Product

    5%
    partial
    2.5/5

    avg 60sqm, 89% <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: Lease Profile · Weakest: Transaction Liquidity. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Median resale psf (24mo)
$1,570 psf
Resales recorded (12 mo)
2
District / segment
D12 · RCR
Tenure
Freehold / 999-yr
Nearest MRT
Toa Payoh · 11.2 min walk
Data through
Apr 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