- District: 20 (Ang Mo Kio, Bishan)
- Condos analysed: 26
- Average view premium: 5.3%
- Top condo: BISHAN POINT
High-Floor Premium in District 20
District 20 (Ang Mo Kio, Bishan) is part of the Rest of Central Region (RCR). High-floor units in this district command an average premium of 5.3% over lower floors, based on 26 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 |
|---|---|---|---|---|---|
| BISHAN POINT | 19.7% | $1,757 psf | $1,468 psf | 20 | 99 yrs lease commencing from 1997 |
| CENTRO RESIDENCES | 16.3% | $2,038 psf | $1,752 psf | 50 | 99 yrs lease commencing from 2007 |
| THE GARDENS AT BISHAN | 16.0% | $1,748 psf | $1,507 psf | 72 | 99 yrs lease commencing from 1997 |
| JADESCAPE | 12.5% | $2,355 psf | $2,094 psf | 271 | 99 yrs lease commencing from 2018 |
| BISHAN LOFT | 12.4% | $1,657 psf | $1,475 psf | 32 | 99 yrs lease commencing from 2000 |
| RAFFLESIA CONDOMINIUM | 11.8% | $1,563 psf | $1,399 psf | 28 | 99 yrs lease commencing from 1997 |
| CLOVER BY THE PARK | 11.1% | $1,869 psf | $1,682 psf | 54 | 99 yrs lease commencing from 2007 |
| THOMSON GRAND | 9.3% | $1,787 psf | $1,635 psf | 59 | 99 yrs lease commencing from 2010 |
| LAKEVIEW ESTATE | 8.4% | $1,084 psf | $1,000 psf | 27 | 99 yrs lease commencing from 1977 |
| SKY VUE | 7.6% | $2,121 psf | $1,971 psf | 90 | 99-year leasehold |
| BRADDELL VIEW | 6.9% | $1,069 psf | $1,000 psf | 125 | 103 yrs lease commencing from 1977 |
| SKY HABITAT | 6.6% | $1,874 psf | $1,758 psf | 77 | 99 yrs lease commencing from 2011 |
| THE PANORAMA | 6.1% | $2,016 psf | $1,900 psf | 123 | 99 yrs lease commencing from 2013 |
| BISHAN 8 | 5.2% | $1,685 psf | $1,601 psf | 25 | 99 yrs lease commencing from 1996 |
| GOLDENHILL PARK CONDOMINIUM | 4.7% | $2,258 psf | $2,158 psf | 16 | Freehold |
District 20 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 | $1,648 psf | 482 | Base |
| Floor 06-10 | $1,803 psf | 362 | +9.4% |
| Floor 11-15 | $1,887 psf | 281 | +14.5% |
| Floor 16-20 | $1,943 psf | 255 | +17.9% |
| Floor 21-25 | $1,923 psf | 124 | +16.7% |
| Floor 26+ | $2,010 psf | 104 | +22.0% |
Sea View vs City View
District 20 (Ang Mo Kio, Bishan) 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 20, the average view premium of 5.3% 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 20?
How many condos were analysed?
Which condo has the highest view premium in District 20?
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.