Methodology
How the framework works
Every factor, every threshold, every source.
SuburbGenome.ai runs every locality through 27 independent checks across 5 weighted axes — the same analytical rigor a fund analyst uses on equities, applied to suburbs. This page lists every factor with its methodology, threshold band, data source, and refresh cadence.
The methodology is public. The per-locality verdicts (which suburb scores what) sit behind login.
The 5 axes
Capital growth drivers
30%
What's quietly building the next rise — corridor-stage shifts, regulatory direction, infrastructure tailwinds, mean-reversion math.
Framework fit
35%
How well the locality's measured fundamentals match a published investor framework — yield, affordability, occupancy, builder execution.
Corridor stage
10%
Emerging / established / prime. Peripherals re-rate, blue-chips compress. Where in the cycle is this locality?
Liquidity
10%
Transit + healthcare + schools + amenity density — the practical factors that drive exit demand.
Coverage discipline
20%
A locality only earns 'Top Opportunity' when 60%+ of the framework's checks have real evidence. Score capped at 60 below that threshold.
Capital growth drivers30% of composite · 4 factors
Predicted return (signal strength)
framework_predicted_return_minFramework band: Supportive ≥ 20% · watch 10–20% · weak < 10% (over chosen horizon)
How: 27-dim cosine matcher across post-RERA Indian / post-2017 AU / post-2019 AE locality history. Weighted mean of top-K analogue actual returns over the prediction horizon.
Source: Locality transacted-trajectory store + matcher feature vector.
Cadence: Refreshed when transacted data lands.
Regulatory direction (Goa licence YoY)
goa_regulatory_directionFramework band: Green ≥ 0% · amber −10% to 0% · red < −10% YoY
How: Year-over-year change in registered short-stay licences per village from the Goa DoT Category-D registry. Composite hairauct: red knocks score down 30%, amber 15%.
Source: Goa Department of Tourism licence registry (yearly DoT PDFs + monthly delta refresh in development).
Cadence: Yearly baseline; monthly delta refresh on the 1st of each month (skeleton; activation requires DoT scraper or manual CSV drop).
Price vs Goa median (mean-reversion context)
in_value_vs_goa_medianFramework band: Value zone < 80% · fair 80–135% · pricey 135–175% · stretched > 175% of state median
How: Locality avg INR/sqft ÷ Goa state median avg INR/sqft. Below-median = catch-up headroom; far-above-median = mean-reversion risk.
Source: 99acres locality rate pages + Goa state aggregate.
Cadence: Quarterly.
18-month growth cap (hard rule)
au_hard_growth_18mo_capFramework band: Healthy ≤ 40% over 18mo · watch 40–50% · overheated > 50%
How: Rolling 18-month growth from yearly aggregate store. >50% over 18mo treated as overheated hard-rule.
Source: AU state-portal sales data (NSW VG / VIC DTF / SA / QLD / WA / TAS / ACT).
Cadence: Monthly state-portal refresh.
Framework fit35% of composite · 6 factors
Residential gross rental yield
in_residential_gross_yield_minFramework band: Healthy ≥ 3.5% · watch 2.0–3.5% · weak < 2.0%
How: Asking 2BHK rent × 12 ÷ latest median 2BHK sale price. Asking trends ~10–15% above transacted; treat directionally.
Source: Magicbricks / Housing.com / 99acres listing pages + NHB Residex / sale-price proxy.
Cadence: Rent proxy refreshed quarterly; sale price quarterly.
Short-stay gross yield (derived)
in_short_stay_gross_yield_minFramework band: Healthy ≥ 6% · watch 3–6% · weak < 3%
How: AirROI average daily rate × occupancy × 365 ÷ median sale price. Conservative — assumes 365-day potential but real income is occupancy-weighted.
Source: AirROI India market summary (active short-stay listings).
Cadence: Daily refresh via airroi-goa-short-stay scheduled job (50 Goa villages).
Short-stay occupancy (AirROI)
in_short_stay_occupancy_minFramework band: Healthy ≥ 0.30 · watch 0.25–0.30 · weak < 0.25
How: AirROI per-locality 12-month average occupancy. Goa short-stay benchmark is ~0.33–0.37.
Source: AirROI India market summary.
Cadence: Daily refresh.
Affordability (first-time buyer ceiling)
in_affordability_first_timeFramework band: Affordable ≤ ₹15k/sqft · getting pricey ₹15–22k · stretched > ₹22k
How: Locality avg INR/sqft from public rate pages. Affordability improves exit liquidity by widening the buyer pool.
Source: 99acres / Magicbricks locality rate pages.
Cadence: Quarterly.
Builder concentration (HHI)
in_builder_concentration_hhiFramework band: Healthy < 0.15 · watch 0.15–0.25 · concerning > 0.25
How: Herfindahl-Hirschman Index across active RERA-registered project unit shares per locality. Concentrated exposure increases execution risk.
Source: State RERA portals (Surepass-ready paid API).
Cadence: Quarterly when Surepass live; otherwise no_data.
Project delivery delay (RERA)
in_project_delay_monthsFramework band: Healthy ≤ 6 mo · watch 6–12 · concerning > 12
How: Difference between original RERA-promised completion date and current revised completion date, per locality average.
Source: State RERA QPR filings (Surepass-ready).
Cadence: Quarterly when activated.
Corridor stage10% of composite · 2 factors
Growth corridor vs prime/CBD
in_corridor_stageFramework band: Emerging = best framework fit · established = momentum in place · prime/CBD = late-cycle thin upside
How: Catch-up headroom + infra-driven re-rating concentrate in peripheral growth corridors; established CBD blue-chip is typically late-cycle.
Source: Curated per-metro corridor map (BLR / HYD / PUN / IND / SUR / CBE / VIZ / JAI).
Cadence: Reviewed quarterly.
Tech-employment proximity
in_it_employment_proximity_minFramework band: Healthy ≥ 0.5 · watch 0.3–0.5 · weak < 0.3 (normalised score)
How: Haversine from locality centroid to nearest curated IT-park / business-district reference point. Score = 1 − (km/25), clipped [0.1, 1.0].
Source: Curated major IT-park + business-district reference points per metro (now covers 13 metros incl. MUM/DEL/CHE/KOL/AMD).
Cadence: Quarterly review.
Liquidity10% of composite · 4 factors
Metro / airport / highway proximity
in_transit_connectivityFramework band: Healthy ≤ 30 km · watch 30–50 km · stretched > 50 km
How: Haversine from locality centroid to nearest major airport. Goa: Mopa (north) / Dabolim (south) with auto-routing.
Source: Curated airport reference points + Konkan Railway stations for Goa.
Cadence: Annual refresh.
Healthcare access (major hospitals)
in_healthcare_accessFramework band: Tier A ≤ 5 km · Tier B 5–12 km · Tier C > 12 km
How: Haversine from locality centroid to nearest curated major hospital. Apollo, Fortis, Manipal, AIIMS, CMC, BLK, etc.
Source: Curated public-hospital coordinates per city + Goa hospitals list.
Cadence: Quarterly review.
School / education access
in_school_proximity_accessFramework band: Green ≥ 10 schools within 5km · amber 4–9 · red 1–3 · unknown 0
How: OSM Overpass count of amenity=school within 5km of locality centroid.
Source: OpenStreetMap Overpass API.
Cadence: Monthly re-pull (planned).
Local livability (POI density)
in_poi_livability_minFramework band: Healthy ≥ 0.2 (normalised score)
How: OSM Overpass count of restaurants, cafés, hospitals, schools, supermarkets, pharmacies, parks within 5km. Max-normalised across the universe.
Source: OpenStreetMap Overpass API.
Cadence: Monthly re-pull (weekly diff-job planned).
Coverage discipline20% of composite · 9 factors
Coastal proximity (short-stay driver)
in_coastal_min_for_short_stayFramework band: Healthy ≥ 0.5 (normalised score)
How: Haversine from locality centroid to nearest OSM coastline (or curated projection for inland Goa villages). Norm = 1 − (km/15), clipped.
Source: OpenStreetMap coastline nodes.
Cadence: Annual review.
Tourism intensity (short-stay demand)
in_tourism_min_for_short_stayFramework band: Supportive ≥ 0.5 (normalised score)
How: Goa state-level annual tourist arrivals (DoT). Same baseline applied to all Goa localities — per-village footfall not separately published.
Source: Goa Tourism Department arrivals (state aggregate).
Cadence: Annual.
Buyer-search demand (Google Trends)
in_search_demand_signalFramework band: Healthy ≥ 60 · watch 40–60 · weak < 40 (0–100 scale)
How: Google Trends India 12-month search-interest index for property-buyer queries per locality.
Source: pytrends → Google Trends India.
Cadence: Daily chunked refresh (~30 localities/day, 7-day full rotation).
State per-capita income growth
in_state_wealth_contextFramework band: Wealth context (no hard threshold) · deeper end-user demand improves resilience
How: State per-capita NSDP relative to national average.
Source: CEIC / RBI State Economy data; PIB state-wise per-capita-income publications.
Cadence: Annual.
NRI remittance trend (state-level)
in_nri_demand_contextFramework band: Tailwind when INR is flat-to-weaker over 12mo · watch if INR strengthens ≥ 2%
How: RBI quarterly remittance totals + state-level NRI population proxy. Weaker rupee = NRI tailwind.
Source: RBI 6th Remittances Survey + state-level FEMA filings.
Cadence: Annual.
Home loan rate trend
in_financing_costFramework band: Healthy ≤ 9.5% · watch 9.5–11% · stretched > 11%
How: RBI policy repo rate + median bank-published home-loan spread.
Source: RBI policy repo + bank home-loan rate ranges.
Cadence: Daily (RBI policy changes plus monthly bank-spread sweep).
INR-USD (NRI affordability context)
in_inr_usd_signalFramework band: Tailwind when INR is flat-to-weaker over 12mo · watch if INR strengthens ≥ 2%
How: RBI reference INR/USD rate. 12-month change drives NRI tailwind/headwind tag.
Source: RBI reference rate / FBIL.
Cadence: Daily.
RBI House Price Index (national)
in_rbi_hpi_momentumFramework band: Healthy 2–10% YoY · watch 10–15% (national overheating) or < 0% (decline) · weak > 15%
How: RBI All-India House Price Index quarterly YoY %.
Source: RBI All-India HPI press release.
Cadence: Quarterly.
Pipeline supply balance (RERA)
in_pipeline_supply_balanceFramework band: Healthy ≤ 0.4 · watch 0.4–0.7 · weak > 0.7
How: Goa RERA stored pipeline units in trailing 12 months as supply pressure proxy.
Source: Goa RERA portal extracts.
Cadence: Monthly (when published; access is CAPTCHA-limited).
Coverage discipline — why we hold scores back
A locality only earns a "Top Opportunity" label after 60%+ of the framework's checks have real evidence behind them. Below that threshold the composite is hard-capped at 60 — no matter how strong the firing factors look. If a locality has 5 of 27 rules firing, you'll see it as "Weak" not because the market is weak, but because the evidence is thin. We'd rather be honest about uncertainty than overclaim.
Missing data shows as no_data per rule, never as a fabricated number.
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