- District: 28 (Seletar)
- Condos analysed: 11
- Average view premium: 5.7%
- Top condo: H2O RESIDENCES
High-Floor Premium in District 28
District 28 (Seletar) is part of the Outside Central Region (OCR). High-floor units in this district command an average premium of 5.7% over lower floors, based on 11 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 |
|---|---|---|---|---|---|
| H2O RESIDENCES | 11.1% | $1,493 psf | $1,344 psf | 77 | 99 yrs lease commencing from 2010 |
| RIVERTREES RESIDENCES | 10.8% | $1,621 psf | $1,463 psf | 83 | 99 yrs lease commencing from 2013 |
| THE TOPIARY | 9.9% | $1,453 psf | $1,322 psf | 167 | 99 yrs lease commencing from 2012 |
| NIM GARDENS | 9.2% | $1,349 psf | $1,235 psf | 11 | Freehold |
| GRANDE VISTA | 6.8% | $1,361 psf | $1,275 psf | 26 | 999 yrs lease commencing from 1886 |
| RIVERBANK @ FERNVALE | 6.0% | $1,426 psf | $1,345 psf | 84 | 99 yrs lease commencing from 2013 |
| PARC BOTANNIA | 4.4% | $1,655 psf | $1,585 psf | 145 | 99 yrs lease commencing from 2016 |
| LUSH ACRES | 3.8% | $1,350 psf | $1,301 psf | 75 | 99 yrs lease commencing from 2013 |
| HIGH PARK RESIDENCES | 3.4% | $1,566 psf | $1,514 psf | 263 | 99 yrs lease commencing from 2014 |
| MIMOSA PARK | -1.2% | $1,304 psf | $1,320 psf | 16 | Freehold |
| PARC GREENWICH | -2.0% | $1,360 psf | $1,388 psf | 13 | 99 yrs lease commencing from 2020 |
District 28 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 | $1,310 psf | 476 | Base |
| Floor 06-10 | $1,456 psf | 213 | +11.1% |
| Floor 11-15 | $1,535 psf | 191 | +17.2% |
| Floor 16-20 | $1,543 psf | 220 | +17.8% |
| Floor 21-25 | $1,529 psf | 106 | +16.7% |
Sea View vs City View
District 28 (Seletar) 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 28, the average view premium of 5.7% 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 28?
How many condos were analysed?
Which condo has the highest view premium in District 28?
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.