- District: 27 (Sembawang, Yishun)
- Condos analysed: 23
- Average view premium: 3.1%
- Top condo: THE ESTUARY
High-Floor Premium in District 27
District 27 (Sembawang, Yishun) is part of the Outside Central Region (OCR). High-floor units in this district command an average premium of 3.1% over lower floors, based on 23 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 ESTUARY | 17.6% | $1,331 psf | $1,132 psf | 79 | 99 yrs lease commencing from 2008 |
| ORCHID PARK CONDOMINIUM | 7.2% | $1,029 psf | $960 psf | 85 | 99 yrs lease commencing from 1991 |
| LILYDALE | 7.0% | $952 psf | $890 psf | 33 | 99 yrs lease commencing from 2000 |
| YISHUN EMERALD | 6.9% | $1,059 psf | $991 psf | 45 | 99 yrs lease commencing from 1998 |
| EIGHT COURTYARDS | 6.4% | $1,325 psf | $1,244 psf | 70 | 99 yrs lease commencing from 2010 |
| THE CANOPY | 5.2% | $1,173 psf | $1,115 psf | 67 | 99 yrs lease commencing from 2010 |
| THE WISTERIA | 4.8% | $1,375 psf | $1,313 psf | 51 | 99 yrs lease commencing from 2015 |
| SYMPHONY SUITES | 4.6% | $1,330 psf | $1,271 psf | 142 | 99 yrs lease commencing from 2014 |
| THE CRITERION | 4.6% | $1,301 psf | $1,244 psf | 221 | 99 yrs lease commencing from 2014 |
| SIGNATURE AT YISHUN | 4.1% | $1,277 psf | $1,227 psf | 123 | 99 yrs lease commencing from 2014 |
| SKIES MILTONIA | 3.1% | $1,247 psf | $1,210 psf | 84 | 99 yrs lease commencing from 2012 |
| KANDIS RESIDENCE | 2.8% | $1,393 psf | $1,355 psf | 24 | 99 yrs lease commencing from 2016 |
| NORTH GAIA | 2.7% | $1,345 psf | $1,309 psf | 415 | 99 yrs lease commencing from 2021 |
| SKYPARK RESIDENCES | 2.7% | $1,345 psf | $1,310 psf | 81 | 99 yrs lease commencing from 2013 |
| NORTH PARK RESIDENCES | 2.2% | $1,792 psf | $1,753 psf | 115 | 99 yrs lease commencing from 2015 |
District 27 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 | $1,290 psf | 1,559 | Base |
| Floor 06-10 | $1,335 psf | 1,140 | +3.4% |
| Floor 11-15 | $1,334 psf | 612 | +3.4% |
| Floor 16-20 | $1,318 psf | 14 | +2.2% |
Sea View vs City View
District 27 (Sembawang, Yishun) 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 27, the average view premium of 3.1% 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 27?
How many condos were analysed?
Which condo has the highest view premium in District 27?
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.