S
S.C.A.L.E. Score
Objective Singapore property scoring
SCALE

S.C.A.L.E. MODEL

5-Factor Property Scoring Framework

S

Scarcity & Tenure

Score 0–10
  • Tenure (freehold / 999-yr / 99-yr / remaining lease)
  • Market supply scarcity in the micro-location
  • Nearby GLS pipeline & competing launches within 1.5km
C

Connectivity & Convenience

Score 0–10
  • MRT walk distance
  • Expressway access
  • Amenities & schools
A

Appreciation Potential

Score 0–10
  • URA Master Plan catalysts
  • Timeline vs holding period
L

Layout & Livability

Score 0–10
  • Floor plan efficiency
  • Density & views
  • Natural elements
E

Entry Price & Exit Strategy

Score 0–10
  • PSF vs comparables
  • Break-even math
  • Future buyer pool

Grading Mindset Principles

1

Anchor to 5, not 0 or 10

Start every factor at 5 (neutral/average). Add for strengths, subtract for weaknesses. Don't start at 10 and deduct — that's how agent reviews inflate.

2

Reserve 9–10 for rare top decile

If you're giving 9s and 10s often, your scale is broken. A 10 means "best-in-class, can't be meaningfully improved." Most good properties live in the 7–9 range.

Scoring rubric

What each band looks like

SScarcity & Tenure
9–10Exceptional
Freehold/999-yr + rare large plot + low pipeline, OR fresh 99-yr in genuinely scarce prime location (D1/D9/D10) with confirmed supply drought
7–8Strong
Freehold with average plot in moderate-supply area, OR fresh 99-yr (95+ yrs remaining) in supply-constrained pocket with strong fundamentals (near MRT, mature estate, no major GLS pipeline within 1.5km)
5–6Average
Standard fresh 99-yr in normal-supply area, OR freehold with heavy nearby pipeline cancelling the tenure premium
3–4Weak
99-yr with heavy nearby pipeline (3+ competing new launches within 1km), OR aging leasehold (60–80 yrs remaining)
0–2Poor
Short remaining lease (<60 yrs), heavy oversupply cluster, or both
CConnectivity & Convenience
9–10Exceptional
<5 min walk to interchange MRT + expressway + top-tier school within 1km + integrated mall
7–8Strong
<8 min walk to single-line MRT + good amenities + decent schools
5–6Average
10–15 min walk to MRT OR strong bus network + basic amenities
3–4Weak
>15 min walk, requires feeder bus, limited amenities
0–2Poor
Isolated, no MRT in pipeline, amenity-poor
AAppreciation Potential
9–10Exceptional
Multiple confirmed URA catalysts landing within holding period (new MRT in 3–5 yrs, business node confirmed)
7–8Strong
Strong long-term catalyst (GSW, JLD) but slow-burn 10–20 yr timeline, partially priced in
5–6Average
Mature area, stable but no specific catalyst
3–4Weak
Catalyst already fully priced in, or timeline exceeds typical holding period
0–2Poor
Negative catalysts (new supply dump, master plan downgrade)
LLayout & Livability
9–10Exceptional
<10% balcony/AC ledge waste, square layouts, dual-aspect, unblocked views, low density (<5 units per facility)
7–8Strong
Efficient layout, minor waste, good views on most stacks
5–6Average
Average efficiency, some bay window/planter waste, mixed views
3–4Weak
>20% wasted space, awkward bedrooms, blocked views, high density
0–2Poor
Notoriously inefficient (long corridors, dumbbell layouts), facing walls
EEntry Price & Exit Strategy
9–10Exceptional
PSF below comparable launches/resales + clear quantum advantage + large future buyer pool
7–8Strong
Fair PSF vs comps + reasonable break-even margin + healthy buyer pool
5–6Average
At-market PSF, exit depends on macro conditions
3–4Weak
10–15% premium over comps, narrow buyer pool (very high quantum or niche layout)
0–2Poor
>20% premium with no justification, structurally narrow exit
Per-factor color
  • 8–10 Green — exceptional strength
  • 5–7 Amber — neutral, know the trade-off
  • 0–4 Red — weakness, deal killer
Total grade (/50)
  • 42–50Exceptional — Strong Buy
  • 35–41Strong — Fits Most Buyers
  • 25–34Specialized Fit — One Profile Only
  • 15–24Weak — Needs Price Correction
  • 0–14Avoid — Better Options Exist

Objective today. Profit tomorrow.

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