- District: 18 (Tampines, Pasir Ris)
- Condos analysed: 44
- Average view premium: 4.3%
- Top condo: OASIS @ ELIAS
High-Floor Premium in District 18
District 18 (Tampines, Pasir Ris) is part of the Outside Central Region (OCR). High-floor units in this district command an average premium of 4.3% over lower floors, based on 44 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 |
|---|---|---|---|---|---|
| OASIS @ ELIAS | 16.6% | $1,265 psf | $1,084 psf | 44 | 99 yrs lease commencing from 2008 |
| THE PALETTE | 14.4% | $1,557 psf | $1,361 psf | 126 | 99 yrs lease commencing from 2010 |
| BELYSA | 12.3% | $1,418 psf | $1,263 psf | 63 | 99 yrs lease commencing from 2011 |
| THE TROPICA | 11.5% | $1,284 psf | $1,151 psf | 33 | 99 yrs lease commencing from 1996 |
| ARC AT TAMPINES | 10.2% | $1,403 psf | $1,273 psf | 104 | 99 yrs lease commencing from 2011 |
| PASIR RIS 8 | 10.0% | $2,072 psf | $1,884 psf | 75 | 99 yrs lease commencing from 2021 |
| THE TAMPINES TRILLIANT | 10.0% | $1,612 psf | $1,465 psf | 146 | 99 yrs lease commencing from 2011 |
| WATERVIEW | 8.1% | $1,472 psf | $1,361 psf | 95 | 99 yrs lease commencing from 2010 |
| TROPICAL SPRING | 7.6% | $1,161 psf | $1,080 psf | 29 | 99 yrs lease commencing from 1997 |
| MY MANHATTAN | 7.1% | $1,571 psf | $1,467 psf | 52 | 99 yrs lease commencing from 2010 |
| SEA HORIZON | 6.9% | $1,334 psf | $1,248 psf | 69 | 99 yrs lease commencing from 2013 |
| TREASURE AT TAMPINES | 6.7% | $1,768 psf | $1,658 psf | 680 | 99-year leasehold |
| D'NEST | 6.4% | $1,488 psf | $1,399 psf | 141 | 99 yrs lease commencing from 2010 |
| SIMEI GREEN CONDOMINIUM | 6.2% | $1,088 psf | $1,024 psf | 57 | 99 yrs lease commencing from 1996 |
| RIPPLE BAY | 6.0% | $1,413 psf | $1,333 psf | 118 | 99 yrs lease commencing from 2011 |
District 18 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 | $1,570 psf | 2,560 | Base |
| Floor 06-10 | $1,707 psf | 2,579 | +8.7% |
| Floor 11-15 | $1,725 psf | 1,438 | +9.9% |
| Floor 16-20 | $1,346 psf | 46 | -14.3% |
Sea View vs City View
District 18 (Tampines, Pasir Ris) 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 18, the average view premium of 4.3% 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 18?
How many condos were analysed?
Which condo has the highest view premium in District 18?
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.