- District: 22 (Jurong)
- Condos analysed: 21
- Average view premium: 5.2%
- Top condo: J'DEN
High-Floor Premium in District 22
District 22 (Jurong) is part of the Outside Central Region (OCR). High-floor units in this district command an average premium of 5.2% over lower floors, based on 21 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 |
|---|---|---|---|---|---|
| J'DEN | 13.0% | $2,616 psf | $2,314 psf | 356 | 99 yrs lease commencing from 2023 |
| LAKE LIFE | 11.9% | $1,426 psf | $1,273 psf | 77 | 99 yrs lease commencing from 2013 |
| WESTMERE | 10.9% | $1,185 psf | $1,068 psf | 26 | 99 yrs lease commencing from 1996 |
| THE LAKEGARDEN RESIDENCES | 10.6% | $2,267 psf | $2,050 psf | 302 | 99 yrs lease commencing from 2023 |
| PARC OASIS | 10.0% | $1,283 psf | $1,166 psf | 77 | 99 yrs lease commencing from 1991 |
| IVORY HEIGHTS | 9.9% | $1,074 psf | $977 psf | 33 | 100 yrs lease commencing from 1986 |
| SORA | 9.2% | $2,361 psf | $2,163 psf | 223 | 99 years leasehold |
| LAKEVILLE | 7.8% | $1,747 psf | $1,621 psf | 95 | 99 yrs lease commencing from 2013 |
| THE LAKESHORE | 7.5% | $1,503 psf | $1,398 psf | 102 | 99 yrs lease commencing from 2002 |
| J GATEWAY | 6.6% | $2,134 psf | $2,002 psf | 93 | 99 yrs lease commencing from 2012 |
| THE FLORAVALE | 5.4% | $1,030 psf | $977 psf | 71 | 99 yrs lease commencing from 1997 |
| LAKE GRANDE | 5.1% | $1,851 psf | $1,761 psf | 102 | 99 yrs lease commencing from 2015 |
| PARC VISTA | 4.3% | $1,159 psf | $1,112 psf | 76 | 99 yrs lease commencing from 1995 |
| LAKEPOINT CONDOMINIUM | 3.7% | $881 psf | $849 psf | 31 | 99 yrs lease commencing from 1983 |
| WESTWOOD RESIDENCES | 2.5% | $1,309 psf | $1,277 psf | 138 | 99 yrs lease commencing from 2014 |
District 22 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 | $1,623 psf | 499 | Base |
| Floor 06-10 | $1,636 psf | 624 | +0.8% |
| Floor 11-15 | $1,708 psf | 507 | +5.3% |
| Floor 16-20 | $2,023 psf | 270 | +24.7% |
| Floor 21-25 | $2,467 psf | 51 | +52.0% |
| Floor 26+ | $2,595 psf | 159 | +59.9% |
Sea View vs City View
District 22 (Jurong) 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 22, the average view premium of 5.2% 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 22?
How many condos were analysed?
Which condo has the highest view premium in District 22?
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.