HOROI

New launch scorecard · rubric v0.2

Affinity At Serangoon

New Launch scorecard · D19/OCR · 121 new sales 2021-06-2022-07

C
53/100
75% measured

Carried by investment profile (4.0/5); capped by location & connectivity (0.5/5).

Best for: Investors chasing above-cohort relative appreciation.

Overall53C

the headline rubric: value, supply, location, investment, product

Value73B+

entry 42th pctile of vintage cohort · -7% vs D19 resale · CENSORED: observed psf is late-phase

Investment64B-

+5.8%/yr vs OCR cohort · 31% sold in first 3mo · 18 rival D19 launches

The rubric

How we rate →

  • Entry Price & Value

    25%
    computed
    3.0/5

    1513

    $1513 = 42th pctile of 38 OCR launches (launch±18mo; cheaper=better value); CENSORED: launch predates URA window, psf is late-phase ⚠

  • Supply & Exit Dynamics

    15%
    computed
    2.0/5

    18 D19 rivals

    18 competing D19 launches; 31% sold in first 3mo (slow absorption)

  • Location & Connectivity

    15%
    computed
    0.5/5

    23.3min walk to Kovan

    23.3min to KOVAN MRT STATION Exit A (straight-line x1.35 detour @80m/min), 14 bus stops <=400m; anchors med=6.7 p75=12.3 of 183 launches

  • Investment Profile

    15%
    computed
    4.0/5

    ~+5.8%/yr vs OCR cohort med +4.5%/yr

    annualized relative gain vs OCR cohort (own realized (window-censored)); absorption ok

  • Developer Track Record

    10%
    manual · awaiting data
    3.0/5

    Awaiting data — neutral placeholder. needs past-launch ledger (manual)

  • Layout & Product

    10%
    partial
    3.0/5

    avg 120sqm, 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: Investment Profile · Weakest: Location & Connectivity. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Avg new-sale price
$1,513 psf
New sales recorded
121
District / segment
D19 · OCR
Launch month observed
Jun 2021
Last new sale
Jul 2022
Nearest MRT
Kovan · 23.3 min walk

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)

Map

Price history

median $psf by month

Median transacted $psf per month from URA caveat data — new-sale (developer) versus secondary (resale and sub-sale). Thin bars show monthly transaction counts; gaps mean no transactions that month.

  • median new-sale $psf
  • median secondary $psf
  • transactions / month
  • trend extrapolation — not a forecast