HOROI

New launch scorecard · rubric v0.2

Narra Residences

New Launch scorecard · D23/OCR · 186 new sales 2026-01-2026-05

C
52/100
75% measured

Carried by layout & product (3.5/5); capped by location & connectivity (1.0/5).

Best for: Own-stay upgraders buying the product, not the relative upside.

Overall52C

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

Value50C

entry 47th pctile of vintage cohort · +51% vs D23 resale · paid +19% over est. GLS breakeven

Investment52C

+2.9%/yr vs OCR cohort · 74% sold in first 3mo · 12 rival D23 launches

The rubric

How we rate →

  • Entry Price & Value

    25%
    computed
    3.0/5

    2160

    $2160 = 47th pctile of 21 OCR launches (launch±18mo; cheaper=better value)

  • Supply & Exit Dynamics

    15%
    computed
    3.0/5

    12 D23 rivals

    12 competing D23 launches; 74% sold in first 3mo (strong absorption)

  • Location & Connectivity

    15%
    computed
    1.0/5

    16.6min walk to Pending

    16.6min to PENDING LRT STATION Exit A (straight-line x1.35 detour @80m/min), 5 bus stops <=400m; anchors med=6.7 p75=12.3 of 183 launches

  • Investment Profile

    15%
    computed
    2.0/5

    ~+2.9%/yr vs OCR cohort med +4.5%/yr

    annualized relative gain vs OCR cohort (2 D23 comp(s)); 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
    3.5/5

    avg 73sqm, 52% <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: Layout & Product · 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
$2,160 psf
New sales recorded
186
District / segment
D23 · OCR
Launch month observed
Jan 2026
Last new sale
May 2026
Nearest MRT
Pending · 16.6 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