HOROI

New launch scorecard · rubric v0.2

Sceneca Residence

New Launch scorecard · D16/OCR · 267 new sales 2023-01-2025-11

B
66/100
60% measured

Carried by location & connectivity (5.0/5); capped by entry price & value (3.0/5).

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

Overall66B

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

Value55C+

entry 46th pctile of vintage cohort · +36% vs D16 resale · paid +22% over est. GLS breakeven

Investment64B-

+4.5%/yr vs OCR cohort · 60% sold in first 3mo · 6 rival D16 launches

The rubric

How we rate →

  • Entry Price & Value

    25%
    computed
    3.0/5

    2083

    $2083 = 46th pctile of 30 OCR launches (launch±18mo; cheaper=better value)

  • Supply & Exit Dynamics

    15%
    computed
    3.0/5

    6 D16 rivals

    6 competing D16 launches; 60% sold in first 3mo (strong absorption)

  • Location & Connectivity

    15%
    computed
    5.0/5

    1.6min walk to Tanah Merah

    1.6min to TANAH MERAH MRT STATION Exit B (straight-line x1.35 detour @80m/min), 2 bus stops <=400m; anchors med=6.7 p75=12.3 of 183 launches

  • Investment Profile

    15%
    inferred
    3.0/5

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

    annualized relative gain vs OCR cohort (price-position inferred); 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 87sqm, 26% <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: Location & Connectivity · Weakest: Entry Price & Value. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Avg new-sale price
$2,083 psf
New sales recorded
267
District / segment
D16 · OCR
Launch month observed
Jan 2023
Last new sale
Nov 2025
Nearest MRT
Tanah Merah · 1.6 min walk

Data coverage

60%

60% 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