- District: 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park)
- Condos analysed: 40
- Average view premium: 2.5%
- Top condo: THE RESERVE RESIDENCES
High-Floor Premium in District 21
District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) is part of the Outside Central Region (OCR). High-floor units in this district command an average premium of 2.5% over lower floors, based on 40 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 RESERVE RESIDENCES | 13.8% | $2,641 psf | $2,321 psf | 722 | 99 yrs lease commencing from 2021 |
| NAVA GROVE | 13.2% | $2,652 psf | $2,342 psf | 546 | 99 yrs lease commencing from 2024 |
| SYMPHONY HEIGHTS | 11.9% | $1,806 psf | $1,614 psf | 29 | Freehold |
| 8@BT | 10.9% | $2,887 psf | $2,603 psf | 110 | 99 yrs lease commencing from 2023 |
| PINETREE HILL | 9.1% | $2,601 psf | $2,385 psf | 519 | 99 yrs lease commencing from 2022 |
| THE NEXUS | 6.8% | $2,361 psf | $2,211 psf | 26 | Freehold |
| PINE GROVE | 6.2% | $1,107 psf | $1,042 psf | 62 | 99 yrs lease commencing from 1984 |
| HIGHGATE | 6.1% | $1,598 psf | $1,507 psf | 21 | Freehold |
| CAVENDISH PARK | 5.8% | $1,544 psf | $1,459 psf | 30 | 99 yrs lease commencing from 1991 |
| BUKIT REGENCY | 5.5% | $1,689 psf | $1,602 psf | 17 | Freehold |
| THE BLOSSOMVALE | 5.2% | $2,269 psf | $2,158 psf | 22 | 999 yrs lease commencing from 1884 |
| ASTOR GREEN | 4.9% | $1,408 psf | $1,342 psf | 17 | 99 yrs lease commencing from 1991 |
| FLORIDIAN | 4.9% | $2,429 psf | $2,317 psf | 30 | Freehold |
| JARDIN | 4.8% | $1,992 psf | $1,900 psf | 22 | Freehold |
| THE HILLSIDE | 4.7% | $1,706 psf | $1,630 psf | 15 | Freehold |
District 21 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 | $2,000 psf | 1,298 | Base |
| Floor 06-10 | $2,340 psf | 1,028 | +17.0% |
| Floor 11-15 | $2,460 psf | 540 | +23.0% |
| Floor 16-20 | $2,556 psf | 374 | +27.8% |
| Floor 21-25 | $2,605 psf | 271 | +30.3% |
| Floor 26+ | $2,632 psf | 109 | +31.6% |
Sea View vs City View
District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) 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 21, the average view premium of 2.5% 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 21?
How many condos were analysed?
Which condo has the highest view premium in District 21?
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.