- District: 16 (Bedok, Upper East Coast, Eastwood, Kew Drive)
- Condos analysed: 30
- Average view premium: 3.7%
- Top condo: COSTA DEL SOL
High-Floor Premium in District 16
District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) is part of the Outside Central Region (OCR). High-floor units in this district command an average premium of 3.7% over lower floors, based on 30 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 |
|---|---|---|---|---|---|
| COSTA DEL SOL | 20.3% | $1,873 psf | $1,558 psf | 110 | 99 yrs lease commencing from 1997 |
| VELA BAY | 16.1% | $3,106 psf | $2,674 psf | 371 | 99 years leasehold |
| BEDOK RESIDENCES | 11.8% | $1,803 psf | $1,613 psf | 62 | 99 yrs lease commencing from 2011 |
| SUNHAVEN | 11.4% | $1,369 psf | $1,230 psf | 21 | Freehold |
| WATERFRONT WAVES | 9.3% | $1,602 psf | $1,466 psf | 43 | 99 yrs lease commencing from 2007 |
| CASA MERAH | 8.3% | $1,518 psf | $1,402 psf | 69 | 99 yrs lease commencing from 2006 |
| ECO | 6.9% | $1,553 psf | $1,453 psf | 122 | 99 yrs lease commencing from 2012 |
| THE BAYSHORE | 6.8% | $1,392 psf | $1,304 psf | 139 | 99-year leasehold |
| CHANGI COURT | 6.3% | $1,436 psf | $1,350 psf | 32 | Freehold |
| BAYSHORE PARK | 6.2% | $1,296 psf | $1,221 psf | 93 | 99 yrs lease commencing from 1982 |
| EAST MEADOWS | 6.1% | $1,270 psf | $1,197 psf | 42 | 99 yrs lease commencing from 1998 |
| PINERY RESIDENCES | 5.4% | $2,633 psf | $2,497 psf | 549 | 99 years leasehold |
| SCENECA RESIDENCE | 4.7% | $2,133 psf | $2,038 psf | 269 | 99 yrs lease commencing from 2021 |
| THE TANAMERA | 4.0% | $1,250 psf | $1,202 psf | 33 | 99 yrs lease commencing from 1990 |
| GRANDEUR PARK RESIDENCES | 3.8% | $1,960 psf | $1,888 psf | 124 | 99 yrs lease commencing from 2016 |
District 16 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 | $1,579 psf | 1,243 | Base |
| Floor 06-10 | $1,862 psf | 962 | +17.9% |
| Floor 11-15 | $1,960 psf | 764 | +24.1% |
| Floor 16-20 | $2,020 psf | 156 | +27.9% |
| Floor 21-25 | $2,850 psf | 109 | +80.4% |
| Floor 26+ | $3,022 psf | 110 | +91.4% |
Sea View vs City View
District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) is not among the primary sea-facing (Districts 1-5, 15) or city skyline (Districts 9-11) corridors. However, high-floor premiums still apply, driven by factors such as greenery views, reservoir or park vistas, and reduced noise from road traffic at elevation.
In suburban and heartland districts, view premiums tend to be more moderate (typically 10-20%) but can spike for units facing nature reserves, reservoirs, or golf courses.
View Premium as Investment
High-floor units with premium views can be a sound investment strategy. In District 16, the average view premium of 3.7% 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 16?
How many condos were analysed?
Which condo has the highest view premium in District 16?
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.