- District: 17 (Changi, Loyang)
- Condos analysed: 15
- Average view premium: 1.3%
- Top condo: THE GALE
High-Floor Premium in District 17
District 17 (Changi, Loyang) is part of the Outside Central Region (OCR). High-floor units in this district command an average premium of 1.3% over lower floors, based on 15 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 |
|---|---|---|---|---|---|
| THE GALE | 4.4% | $1,318 psf | $1,262 psf | 30 | Freehold |
| THE INFLORA | 4.0% | $1,328 psf | $1,277 psf | 93 | 99 yrs lease commencing from 2012 |
| BALLOTA PARK CONDOMINIUM | 3.7% | $1,076 psf | $1,038 psf | 44 | Freehold |
| COASTAL CABANA | 3.4% | $1,832 psf | $1,772 psf | 601 | 99 years leasehold |
| AZALEA PARK CONDOMINIUM | 3.1% | $1,120 psf | $1,086 psf | 36 | 999 yrs lease commencing from 1885 |
| THE JOVELL | 2.7% | $1,511 psf | $1,471 psf | 58 | 99 yrs lease commencing from 2018 |
| HEDGES PARK CONDOMINIUM | 2.2% | $1,271 psf | $1,243 psf | 101 | 99 yrs lease commencing from 2010 |
| KASSIA | 2.0% | $2,094 psf | $2,054 psf | 226 | Freehold |
| FERRARIA PARK CONDOMINIUM | 1.3% | $1,237 psf | $1,220 psf | 70 | Freehold |
| CARISSA PARK CONDOMINIUM | -0.1% | $1,177 psf | $1,178 psf | 56 | Freehold |
| PARC OLYMPIA | -0.5% | $1,186 psf | $1,191 psf | 93 | 99 yrs lease commencing from 2012 |
| DAHLIA PARK CONDOMINIUM | -1.3% | $1,132 psf | $1,147 psf | 33 | Freehold |
| ESTELLA GARDENS | -1.6% | $1,169 psf | $1,188 psf | 29 | Freehold |
| PALM ISLES | -1.6% | $1,214 psf | $1,234 psf | 81 | 99 yrs lease commencing from 2011 |
| EDELWEISS PARK CONDOMINIUM | -2.7% | $1,082 psf | $1,112 psf | 56 | Freehold |
District 17 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 | $1,320 psf | 1,054 | Base |
| Floor 06-10 | $1,757 psf | 644 | +33.1% |
| Floor 11-15 | $1,832 psf | 97 | +38.7% |
Sea View vs City View
District 17 (Changi, Loyang) 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 17, the average view premium of 1.3% 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 17?
How many condos were analysed?
Which condo has the highest view premium in District 17?
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.