- District: 1 (Raffles Place, Marina, Cecil, People's Park)
- Condos analysed: 13
- Average view premium: 5.0%
- Top condo: UNION SQUARE RESIDENCES
High-Floor Premium in District 1
District 1 (Raffles Place, Marina, Cecil, People's Park) is part of the Core Central Region (CCR). High-floor units in this district command an average premium of 5.0% over lower floors, based on 13 condos with sufficient transaction data from the past 3 years.
View premiums reflect buyer willingness to pay more for unobstructed views, better ventilation, and reduced noise at higher floors. The premium varies significantly depending on facing direction, surrounding buildings, and total building height.
Top 15 Condos by View Premium
Condos ranked by the percentage difference between median PSF of the highest and lowest occupied floor bands.
| Condo | View Premium | High Floor PSF | Low Floor PSF | Total Sales | Tenure |
|---|---|---|---|---|---|
| UNION SQUARE RESIDENCES | 12.6% | $3,359 psf | $2,984 psf | 155 | 99 yrs lease commencing from 2024 |
| V ON SHENTON | 11.0% | $2,062 psf | $1,858 psf | 54 | 99 yrs lease commencing from 2011 |
| MARINA BAY RESIDENCES | 10.5% | $2,302 psf | $2,083 psf | 64 | 99 yrs lease commencing from 2005 |
| THE SAIL @ MARINA BAY | 10.1% | $2,029 psf | $1,843 psf | 173 | 99-year leasehold |
| MARINA ONE RESIDENCES | 10.0% | $2,075 psf | $1,887 psf | 72 | 99 yrs lease commencing from 2011 |
| ROBINSON SUITES | 9.4% | $2,323 psf | $2,122 psf | 12 | Freehold |
| MARINA BAY SUITES | 7.4% | $1,977 psf | $1,841 psf | 33 | 99 yrs lease commencing from 2007 |
| EMERALD GARDEN | 5.7% | $2,343 psf | $2,216 psf | 14 | 999 yrs lease commencing from 1827 |
| ONE MARINA GARDENS | 4.9% | $2,993 psf | $2,854 psf | 633 | 99 yrs lease commencing from 2023 |
| THE CLIFT | 2.3% | $2,000 psf | $1,956 psf | 52 | 99 yrs lease commencing from 2004 |
| ONE SHENTON | 0.3% | $1,814 psf | $1,808 psf | 65 | 99 yrs lease commencing from 2005 |
| RIVERWALK APARTMENTS | -7.9% | $1,568 psf | $1,702 psf | 18 | 99 yrs lease commencing from 1980 |
| PEOPLE'S PARK COMPLEX | -11.6% | $1,178 psf | $1,332 psf | 25 | 99 yrs lease commencing from 1968 |
District 1 Floor Band Analysis
District-wide median PSF by floor band, showing how prices increase with height.
| Floor Band | Median PSF | Transactions | Premium vs Ground |
|---|---|---|---|
| Floor 01-05 | $2,850 psf | 80 | Base |
| Floor 06-10 | $2,886 psf | 170 | +1.2% |
| Floor 11-15 | $2,865 psf | 174 | +0.5% |
| Floor 16-20 | $2,879 psf | 210 | +1.0% |
| Floor 21-25 | $2,906 psf | 176 | +1.9% |
| Floor 26+ | $2,915 psf | 582 | +2.3% |
Sea View vs City View
District 1 is among Singapore's sea-facing districts. Condos with unobstructed sea views typically command the highest premiums in the market, often exceeding the standard floor-level premium due to the scarcity and desirability of ocean vistas. High-floor units facing the coast in this district are especially sought after.
View Premium as Investment
High-floor units with premium views can be a sound investment strategy. In District 1, the average view premium of 5.0% suggests that buyers consistently value elevated positions.
Key considerations for view-premium investing:
- Resale value: High-floor units typically hold value better during market downturns, as view premiums tend to be sticky.
- Rental yield: Tenants pay a premium for views, improving gross yield on higher-floor units.
- Future obstruction risk: Check the URA Master Plan for nearby plot ratios that could affect views.
- Stack selection: Not all high floors are equal. Corner stacks and unblocked facings command additional premiums.
FAQ
What is the average view premium in District 1?
How many condos were analysed?
Which condo has the highest view premium in District 1?
Does a higher floor always mean better views?
Methodology & Sources
Figures below are drawn from Last 3 years of transactions and revised as new data becomes available.
Transaction data sourced from URA REALIS.
- Floor bands: 01-05, 06-10, 11-15, 16-20, 21-25, 26+.
- View premium = (median PSF highest band - median PSF lowest band) / lowest band PSF.
- Minimum 3 transactions per band required.
- Data: URA REALIS.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.