- District: 10 (Ardmore, Bukit Timah, Holland Road, Tanglin)
- Condos analysed: 76
- Average view premium: 3.2%
- Top condo: PARK NOVA
High-Floor Premium in District 10
District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) is part of the Core Central Region (CCR). High-floor units in this district command an average premium of 3.2% over lower floors, based on 76 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 |
|---|---|---|---|---|---|
| PARK NOVA | 60.8% | $5,615 psf | $3,493 psf | 15 | Freehold |
| CLIVEDEN AT GRANGE | 39.1% | $3,167 psf | $2,276 psf | 10 | Freehold |
| SKYE AT HOLLAND | 16.9% | $3,094 psf | $2,647 psf | 666 | 99 yrs lease commencing from 2024 |
| CYAN | 16.7% | $2,813 psf | $2,410 psf | 27 | Freehold |
| ONE DRAYCOTT | 15.3% | $3,360 psf | $2,913 psf | 51 | Freehold |
| UPPERHOUSE AT ORCHARD BOULEVARD | 15.0% | $3,549 psf | $3,087 psf | 240 | 99 yrs lease commencing from 2024 |
| PERFECT TEN | 14.7% | $3,402 psf | $2,967 psf | 59 | Freehold |
| D'LEEDON | 12.8% | $2,028 psf | $1,798 psf | 251 | 99 yrs lease commencing from 2010 |
| THE MONTANA | 12.8% | $2,177 psf | $1,930 psf | 13 | Freehold |
| THE DRAYCOTT | 12.5% | $2,408 psf | $2,139 psf | 19 | Freehold |
| BOULEVARD 88 | 12.2% | $4,112 psf | $3,664 psf | 27 | Freehold |
| SPRING GROVE | 11.1% | $1,828 psf | $1,645 psf | 45 | 99 yrs lease commencing from 1991 |
| HYLL ON HOLLAND | 10.6% | $2,924 psf | $2,644 psf | 90 | Freehold |
| THE LEGEND | 10.3% | $1,937 psf | $1,756 psf | 12 | Freehold |
| GRANGE RESIDENCES | 10.2% | $3,576 psf | $3,245 psf | 15 | Freehold |
District 10 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 | $2,260 psf | 1,685 | Base |
| Floor 06-10 | $2,624 psf | 976 | +16.1% |
| Floor 11-15 | $2,782 psf | 623 | +23.1% |
| Floor 16-20 | $2,865 psf | 385 | +26.8% |
| Floor 21-25 | $2,975 psf | 302 | +31.6% |
| Floor 26+ | $3,087 psf | 463 | +36.6% |
Sea View vs City View
District 10 is in the heart of Singapore's city skyline corridor. High-floor units here offer panoramic views of the CBD skyline, Marina Bay, and iconic landmarks. City view premiums are driven by the nighttime cityscape and the prestige associated with elevated urban living.
View Premium as Investment
High-floor units with premium views can be a sound investment strategy. In District 10, the average view premium of 3.2% 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 10?
How many condos were analysed?
Which condo has the highest view premium in District 10?
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.