- District: 26 (Upper Thomson, Springleaf)
- Condos analysed: 12
- Average view premium: 7.9%
- Top condo: LENTOR CENTRAL RESIDENCES
High-Floor Premium in District 26
District 26 (Upper Thomson, Springleaf) is part of the Outside Central Region (OCR). High-floor units in this district command an average premium of 7.9% over lower floors, based on 12 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 |
|---|---|---|---|---|---|
| LENTOR CENTRAL RESIDENCES | 15.0% | $2,383 psf | $2,072 psf | 477 | 99 yrs lease commencing from 2023 |
| HILLOCK GREEN | 11.2% | $2,318 psf | $2,085 psf | 467 | 99 yrs lease commencing from 2022 |
| LENTORIA | 10.8% | $2,403 psf | $2,168 psf | 244 | 99 yrs lease commencing from 2022 |
| SEASONS PARK | 10.7% | $1,276 psf | $1,153 psf | 48 | 99 yrs lease commencing from 1995 |
| BULLION PARK | 9.4% | $1,562 psf | $1,428 psf | 35 | Freehold |
| LENTOR HILLS RESIDENCES | 9.1% | $2,227 psf | $2,041 psf | 599 | 99 yrs lease commencing from 2022 |
| LENTOR MODERN | 9.0% | $2,234 psf | $2,050 psf | 114 | 99 yrs lease commencing from 2021 |
| SPRINGLEAF RESIDENCE | 8.3% | $2,273 psf | $2,099 psf | 914 | 99 yrs lease commencing from 2024 |
| LENTOR MANSION | 6.5% | $2,376 psf | $2,230 psf | 533 | 99 yrs lease commencing from 2023 |
| CASTLE GREEN | 3.7% | $1,338 psf | $1,290 psf | 73 | 99 yrs lease commencing from 1993 |
| MEADOWS @ PEIRCE | 0.5% | $1,669 psf | $1,661 psf | 38 | Freehold |
| THOMSON GROVE | 0.5% | $1,582 psf | $1,574 psf | 19 | Freehold |
District 26 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 | $2,090 psf | 1,070 | Base |
| Floor 06-10 | $2,127 psf | 863 | +1.8% |
| Floor 11-15 | $2,181 psf | 720 | +4.4% |
| Floor 16-20 | $2,243 psf | 516 | +7.4% |
| Floor 21-25 | $2,287 psf | 409 | +9.4% |
| Floor 26+ | $2,383 psf | 45 | +14.1% |
Sea View vs City View
District 26 (Upper Thomson, Springleaf) 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 26, the average view premium of 7.9% 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 26?
How many condos were analysed?
Which condo has the highest view premium in District 26?
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.