HDB town scorecard · rubric v0.2

Serangoon

HDB Town / Resale scorecard

51/100

75% measured

Carried by upgrader equity unlock (4.0/5); capped by price trend & momentum (1.0/5).

Best for: Upgraders timing an MOP exit in a liquid, momentum town.

Overall51C

the headline rubric: trend, equity, liquidity, supply, step-up

Value68B

$664 psf — 57th pctile of 26 towns · private next door 2.56x pricier

Investment27D

8.9% 2yr momentum · 393 txns/12mo · ~59yr median lease left

The rubric

How we rate →

Price Trend & Momentum
25%
computed
1.0/5
8.9% 2yr psf growth ($610->$664)
2yr town avg-$psf growth; anchor p25=9.8 med=12.3 p75=13.7
Upgrader Equity Unlock
20%
computed
4.0/5
$679,303 avg 4RM
avg 4-room resale price (equity-to-port proxy)
Transaction Liquidity
15%
computed
1.0/5
393 txns / 12mo
trailing-12mo resale volume; med across towns ~929
Future Supply Pressure
15%
manual · awaiting data
3.0/5
Awaiting data — neutral placeholder. needs HDB BTO/SBF pipeline scrape (DATA_SOURCES Tier1)
Step-Up Gap to Private
15%
computed
4.0/5
2.56x ($1698 D19/20 private resale / $664 HDB)
private/HDB psf multiple; lower=easier step-up
Sentiment Signal
10%
manual · awaiting data
3.0/5
Awaiting data — neutral placeholder. manual aggregated overlay (Tier3 fragile layer)

Strongest: Upgrader Equity Unlock · Weakest: Price Trend & Momentum. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Resale transactions (12 mo): 393
Avg resale price: $711,524
Avg resale price psf: $664 psf
Data through: Oct 2026

Data coverage

75%

75% 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)

Pins: rated private launches in this town's comparison districts and this town's rated HDB blocks (smaller markers) — tap one to open its scorecard.

Price history

median $psf by month

Median resale $psf per month across the town, from HDB resale registrations. Thin bars show monthly transaction counts.

median resale $psf
transactions / month
trend extrapolation — not a forecast

Blocks in this town

211 rated blocks

Every Serangoon block with at least 8 resales since 2017, scored on the same rubric. Sort by score, price, lease runway, or the value / investment lenses; tap a block for its full scorecard.

Sort by

#	Block	Grade	Score	$psf	Lease	Value	Invest
1	Blk 541 Serangoon Nth Ave 4	B	69	564	~65yr	A	A
2	Blk 126 Serangoon Nth Ave 1	B	66	562	~58yr	A	A-
3	Blk 145 Serangoon Nth Ave 1	B	66	549	~59yr	A+	A-
4	Blk 538 Serangoon Nth Ave 4	B	66	563	~65yr	A	A-
5	Blk 511 Serangoon Nth Ave 4	B	65	597	~70yr	B+	A
6	Blk 545 Serangoon Nth Ave 3	B	65	575	~70yr	B+	A
7	Blk 546 Serangoon Nth Ave 3	B	65	584	~71yr	B+	A
8	Blk 547 Serangoon Nth Ave 3	B	65	602	~70yr	B+	A
9	Blk 537 Serangoon Nth Ave 4	B-	64	673	~65yr	C	A+
10	Blk 548 Serangoon Nth Ave 3	B-	64	614	~71yr	B-	A-
11	Blk 115 Serangoon Nth Ave 1	B-	64	534	~58yr	A+	A-
12	Blk 422 Serangoon Ctrl	B-	64	756	~62yr	D	B+
13	Blk 116 Serangoon Nth Ave 1	B-	63	559	~59yr	A	B+
14	Blk 140 Serangoon Nth Ave 2	B-	63	563	~62yr	A	B+
15	Blk 530 Serangoon Nth Ave 4	B-	63	560	~65yr	A	B+
16	Blk 534 Serangoon Nth Ave 4	B-	63	572	~65yr	A	B+
17	Blk 554 Serangoon Nth Ave 3	B-	63	426	~70yr	A+	B+
18	Blk 215 Serangoon Ave 4	B-	63	675	~58yr	C	B+
19	Blk 218 Serangoon Ave 4	B-	63	639	~58yr	C	B+
20	Blk 413 Serangoon Ctrl	B-	63	559	~62yr	A	D+
21	Blk 301 Serangoon Ave 2	B-	62	638	~58yr	C	B+
22	Blk 500 Serangoon Nth Ave 4	B-	62	567	~65yr	A	B
23	Blk 501 Serangoon Nth Ave 4	B-	62	584	~65yr	B+	A-
24	Blk 505 Serangoon Nth Ave 4	B-	62	592	~65yr	B+	A-
25	Blk 508 Serangoon Nth Ave 4	B-	62	584	~70yr	B+	A-
26	Blk 518 Serangoon Nth Ave 4	B-	62	594	~65yr	B+	A-
27	Blk 529 Serangoon Nth Ave 4	B-	62	557	~65yr	A	B
28	Blk 535A Serangoon Nth Ave 4	B-	62	543	~65yr	A+	B
29	Blk 117 Serangoon Nth Ave 1	B-	62	535	~58yr	A+	B+
30	Blk 120 Serangoon Nth Ave 1	B-	62	558	~58yr	A	B+
31	Blk 236 Serangoon Ave 3	B-	62	690	~58yr	C	B
32	Blk 412 Serangoon Ctrl	B-	62	703	~62yr	D+	B
33	Blk 418 Serangoon Ctrl	B-	62	699	~62yr	D+	B
34	Blk 507 Serangoon Nth Ave 4	B-	61	653	~70yr	C	A
35	Blk 549 Serangoon Nth Ave 3	B-	61	630	~70yr	C	A
36	Blk 103 Serangoon Nth Ave 1	B-	61	577	~58yr	B+	A-
37	Blk 229 Serangoon Ave 4	B-	60	633	~57yr	C	B-
38	Blk 111 Serangoon Nth Ave 1	C+	60	589	~58yr	B+	B+
39	Blk 147 Serangoon Nth Ave 1	C+	60	636	~61yr	C	A-
40	Blk 502 Serangoon Nth Ave 4	C+	59	578	~65yr	B+	B+
41	Blk 514 Serangoon Nth Ave 4	C+	59	586	~65yr	B+	B+
42	Blk 516 Serangoon Nth Ave 4	C+	59	456	~65yr	A+	B-
43	Blk 517 Serangoon Nth Ave 4	C+	59	606	~65yr	B+	B+
44	Blk 524 Serangoon Nth Ave 4	C+	59	602	~65yr	B+	B+
45	Blk 528 Serangoon Nth Ave 4	C+	59	572	~65yr	A	B-
46	Blk 531 Serangoon Nth Ave 4	C+	59	580	~65yr	B+	B+
47	Blk 550 Serangoon Nth Ave 3	C+	59	594	~70yr	B+	B+
48	Blk 1 Lor Lew Lian	C+	59	624	~51yr	C	C-
49	Blk 154 Serangoon Nth Ave 1	C+	59	617	~59yr	B-	B+
50	Blk 217 Serangoon Ave 4	C+	59	693	~57yr	C	B-
51	Blk 219 Serangoon Ave 4	C+	59	653	~57yr	C	B-
52	Blk 230 Serangoon Ave 4	C+	59	616	~58yr	B-	C-
53	Blk 238 Serangoon Ave 2	C+	59	724	~58yr	D+	B+
54	Blk 420 Serangoon Ctrl	C+	59	753	~62yr	D	C
55	Blk 124 Serangoon Nth Ave 1	C+	58	578	~58yr	B+	B+
56	Blk 141 Serangoon Nth Ave 2	C+	58	600	~62yr	B+	B
57	Blk 143 Serangoon Nth Ave 1	C+	58	585	~60yr	B+	B
58	Blk 211 Serangoon Ave 4	C+	58	633	~58yr	C	C+
59	Blk 504 Serangoon Nth Ave 4	C+	58	554	~65yr	A+	C+
60	Blk 506 Serangoon Nth Ave 4	C+	58	676	~65yr	C	A-

Showing 60 of 211 blocks

The rubric

Price Trend & Momentum

Upgrader Equity Unlock

Transaction Liquidity

Future Supply Pressure

Step-Up Gap to Private

Sentiment Signal

Key facts

Data coverage

Map

Price history

Blocks in this town