- District: 25 (Kranji, Woodgrove)
- Condos analysed: 10
- Average view premium: 2.3%
- Top condo: NORTHWAVE
High-Floor Premium in District 25
District 25 (Kranji, Woodgrove) is part of the Outside Central Region (OCR). High-floor units in this district command an average premium of 2.3% over lower floors, based on 10 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 |
|---|---|---|---|---|---|
| NORTHWAVE | 8.7% | $1,326 psf | $1,219 psf | 132 | 99 yrs lease commencing from 2015 |
| TWIN FOUNTAINS | 4.9% | $1,303 psf | $1,243 psf | 73 | 99 yrs lease commencing from 2012 |
| NORWOOD GRAND | 4.8% | $2,142 psf | $2,044 psf | 309 | 99 yrs lease commencing from 2023 |
| WOODSVALE | 4.0% | $899 psf | $864 psf | 62 | 99 yrs lease commencing from 1997 |
| CASABLANCA | 3.3% | $1,088 psf | $1,053 psf | 66 | 99 yrs lease commencing from 2001 |
| FORESTVILLE | 2.6% | $1,184 psf | $1,154 psf | 107 | 99 yrs lease commencing from 2012 |
| LA CASA | 2.2% | $1,038 psf | $1,016 psf | 70 | 99 yrs lease commencing from 2004 |
| NORTHOAKS | 1.5% | $884 psf | $871 psf | 86 | 99 yrs lease commencing from 1997 |
| BELLEWOODS | -3.2% | $1,199 psf | $1,239 psf | 116 | 99 yrs lease commencing from 2013 |
| ROSEWOOD | -5.6% | $901 psf | $955 psf | 39 | 99 yrs lease commencing from 2000 |
District 25 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 | $1,240 psf | 654 | Base |
| Floor 06-10 | $1,262 psf | 413 | +1.8% |
| Floor 11-15 | $1,154 psf | 220 | -6.9% |
| Floor 16-20 | $1,093 psf | 18 | -11.9% |
Sea View vs City View
District 25 (Kranji, Woodgrove) 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 25, the average view premium of 2.3% 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 25?
How many condos were analysed?
Which condo has the highest view premium in District 25?
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.