- District: 19 (Punggol, Hougang, Serangoon Gardens)
- Condos analysed: 67
- Average view premium: 2.7%
- Top condo: EVERGREEN PARK
High-Floor Premium in District 19
District 19 (Punggol, Hougang, Serangoon Gardens) is part of the Outside Central Region (OCR). High-floor units in this district command an average premium of 2.7% over lower floors, based on 67 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 |
|---|---|---|---|---|---|
| EVERGREEN PARK | 17.8% | $1,138 psf | $966 psf | 34 | 99 yrs lease commencing from 1995 |
| THE QUARTZ | 16.9% | $1,496 psf | $1,280 psf | 75 | 99 yrs lease commencing from 2005 |
| PARK GREEN | 16.6% | $1,163 psf | $998 psf | 39 | 99 yrs lease commencing from 2001 |
| PRIVE | 13.5% | $1,510 psf | $1,330 psf | 140 | 99 yrs lease commencing from 2010 |
| COMPASS HEIGHTS | 10.8% | $1,172 psf | $1,058 psf | 55 | 99 yrs lease commencing from 2000 |
| CHERRYHILL | 10.7% | $1,696 psf | $1,532 psf | 9 | Freehold |
| WATERWOODS | 10.6% | $1,416 psf | $1,280 psf | 59 | 99 yrs lease commencing from 2013 |
| KOVAN RESIDENCES | 10.4% | $1,805 psf | $1,634 psf | 59 | 99 yrs lease commencing from 2007 |
| KENSINGTON PARK CONDOMINIUM | 8.6% | $1,608 psf | $1,481 psf | 20 | 999 yrs lease commencing from 1878 |
| THE MINTON | 8.6% | $1,497 psf | $1,378 psf | 186 | 99-year leasehold |
| THE VALES | 7.3% | $1,531 psf | $1,427 psf | 122 | 99 yrs lease commencing from 2014 |
| AMARANDA GARDENS | 6.8% | $2,128 psf | $1,992 psf | 12 | Freehold |
| BOATHOUSE RESIDENCES | 6.8% | $1,383 psf | $1,295 psf | 84 | 99 yrs lease commencing from 2011 |
| THE SPRINGBLOOM | 6.5% | $1,569 psf | $1,474 psf | 41 | 99 yrs lease commencing from 1995 |
| KOVAN REGENCY | 6.4% | $1,796 psf | $1,688 psf | 56 | 99 yrs lease commencing from 2012 |
District 19 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 | $1,538 psf | 2,989 | Base |
| Floor 06-10 | $1,637 psf | 2,436 | +6.4% |
| Floor 11-15 | $1,616 psf | 2,199 | +5.1% |
| Floor 16-20 | $1,658 psf | 688 | +7.8% |
| Floor 21-25 | $2,617 psf | 45 | +70.2% |
Sea View vs City View
District 19 (Punggol, Hougang, Serangoon Gardens) 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 19, the average view premium of 2.7% 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 19?
How many condos were analysed?
Which condo has the highest view premium in District 19?
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.