HDB town scorecard · rubric v0.2

Serangoon

HDB Town / Resale scorecard

C+

56/100

75% measured

Carried by upgrader equity unlock (4.0/5); capped by transaction liquidity (1.0/5).

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

Overall56C+

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

Value68B

$666 psf — 57th pctile of 26 towns · private next door 2.53x pricier

Investment35D

10.5% 2yr momentum · 381 txns/12mo · ~59yr median lease left

The rubric

How we rate →

Price Trend & Momentum
25%
computed
2.0/5
10.5% 2yr psf growth ($603->$666)
2yr town avg-$psf growth; anchor p25=9.8 med=12.3 p75=13.7
Upgrader Equity Unlock
20%
computed
4.0/5
$682,017 avg 4RM
avg 4-room resale price (equity-to-port proxy)
Transaction Liquidity
15%
computed
1.0/5
381 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
2.53x ($1687 D19/20 private resale / $666 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: Transaction Liquidity. Each category is scored 0–5 against public anchors, multiplied by its weight and scaled to 100.

Key facts

Resale transactions (12 mo): 381
Avg resale price: $697,549
Avg resale price psf: $666 psf
Data through: Aug 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 126 Serangoon Nth Ave 1	B	66	560	~58yr	A	A-
2	Blk 145 Serangoon Nth Ave 1	B	66	539	~59yr	A+	A-
3	Blk 538 Serangoon Nth Ave 4	B	66	563	~65yr	A	A-
4	Blk 215 Serangoon Ave 4	B	66	675	~58yr	C	A-
5	Blk 415 Serangoon Ctrl	B	66	593	~62yr	B+	C+
6	Blk 541 Serangoon Nth Ave 4	B	65	543	~65yr	A+	B+
7	Blk 545 Serangoon Nth Ave 3	B	65	572	~70yr	B+	A
8	Blk 546 Serangoon Nth Ave 3	B	65	584	~71yr	B+	A
9	Blk 117 Serangoon Nth Ave 1	B-	65	535	~58yr	A+	A-
10	Blk 537 Serangoon Nth Ave 4	B-	64	669	~65yr	C	A+
11	Blk 115 Serangoon Nth Ave 1	B-	64	538	~58yr	A+	A-
12	Blk 147 Serangoon Nth Ave 1	B-	64	610	~61yr	B-	A-
13	Blk 116 Serangoon Nth Ave 1	B-	63	535	~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 531 Serangoon Nth Ave 4	B-	63	551	~65yr	A+	B+
17	Blk 534 Serangoon Nth Ave 4	B-	63	384	~65yr	A+	B+
18	Blk 554 Serangoon Nth Ave 3	B-	63	426	~70yr	A+	B+
19	Blk 218 Serangoon Ave 4	B-	63	639	~58yr	C	B+
20	Blk 238 Serangoon Ave 2	B-	63	675	~58yr	C	B+
21	Blk 413 Serangoon Ctrl	B-	63	559	~62yr	A	D+
22	Blk 211 Serangoon Ave 4	B-	62	623	~58yr	C	B
23	Blk 301 Serangoon Ave 2	B-	62	638	~58yr	C	B+
24	Blk 500 Serangoon Nth Ave 4	B-	62	567	~65yr	A	B
25	Blk 501 Serangoon Nth Ave 4	B-	62	584	~65yr	B+	A-
26	Blk 505 Serangoon Nth Ave 4	B-	62	577	~65yr	B+	A-
27	Blk 508 Serangoon Nth Ave 4	B-	62	598	~70yr	B+	A-
28	Blk 511 Serangoon Nth Ave 4	B-	62	594	~70yr	B+	A-
29	Blk 518 Serangoon Nth Ave 4	B-	62	592	~65yr	B+	A-
30	Blk 529 Serangoon Nth Ave 4	B-	62	557	~65yr	A	B
31	Blk 120 Serangoon Nth Ave 1	B-	62	558	~58yr	A	B+
32	Blk 236 Serangoon Ave 3	B-	62	664	~58yr	C	B
33	Blk 412 Serangoon Ctrl	B-	62	703	~62yr	D+	B
34	Blk 547 Serangoon Nth Ave 3	B-	61	602	~70yr	B+	B+
35	Blk 103 Serangoon Nth Ave 1	B-	61	592	~58yr	B+	A-
36	Blk 139 Serangoon Nth Ave 2	B-	60	403	~62yr	A+	B
37	Blk 229 Serangoon Ave 4	B-	60	633	~57yr	C	B-
38	Blk 548 Serangoon Nth Ave 3	B-	60	614	~71yr	C	A-
39	Blk 111 Serangoon Nth Ave 1	C+	60	580	~58yr	B+	B+
40	Blk 302 Serangoon Ave 2	C+	60	705	~58yr	D+	B
41	Blk 422 Serangoon Ctrl	C+	60	756	~62yr	D	B-
42	Blk 114 Serangoon Nth Ave 1	C+	59	566	~59yr	A	B-
43	Blk 502 Serangoon Nth Ave 4	C+	59	578	~65yr	B+	B+
44	Blk 514 Serangoon Nth Ave 4	C+	59	586	~65yr	B+	B+
45	Blk 516 Serangoon Nth Ave 4	C+	59	456	~65yr	A+	B-
46	Blk 517 Serangoon Nth Ave 4	C+	59	606	~65yr	B+	B+
47	Blk 524 Serangoon Nth Ave 4	C+	59	602	~65yr	B+	B+
48	Blk 528 Serangoon Nth Ave 4	C+	59	572	~65yr	B+	B+
49	Blk 1 Lor Lew Lian	C+	59	624	~51yr	C	C-
50	Blk 154 Serangoon Nth Ave 1	C+	59	603	~59yr	B+	B+
51	Blk 230 Serangoon Ave 4	C+	59	636	~58yr	C	C+
52	Blk 305 Serangoon Ave 2	C+	59	671	~58yr	C	C
53	Blk 7 Lor Lew Lian	C+	59	588	~51yr	B+	C-
54	Blk 124 Serangoon Nth Ave 1	C+	58	575	~58yr	B+	B+
55	Blk 143 Serangoon Nth Ave 1	C+	58	590	~60yr	B+	B
56	Blk 504 Serangoon Nth Ave 4	C+	58	554	~65yr	A	C+
57	Blk 506 Serangoon Nth Ave 4	C+	58	647	~65yr	C	A-
58	Blk 507 Serangoon Nth Ave 4	C+	58	645	~70yr	C	A-
59	Blk 509 Serangoon Nth Ave 4	C+	58	581	~70yr	B+	B
60	Blk 512 Serangoon Nth Ave 4	C+	58	655	~70yr	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