- District: 3 (Tiong Bahru, Queenstown)
- Condos analysed: 32
- Average view premium: 7.5%
- Top condo: ONE PEARL BANK
High-Floor Premium in District 3
District 3 (Tiong Bahru, Queenstown) is part of the Rest of Central Region (RCR). High-floor units in this district command an average premium of 7.5% over lower floors, based on 32 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 |
|---|---|---|---|---|---|
| ONE PEARL BANK | 20.8% | $2,772 psf | $2,295 psf | 125 | 99 yrs lease commencing from 2019 |
| THE LANDMARK | 20.8% | $2,761 psf | $2,286 psf | 201 | 99 yrs lease commencing from 2020 |
| AVENUE SOUTH RESIDENCE | 17.2% | $2,407 psf | $2,053 psf | 148 | 99 yrs lease commencing from 2018 |
| DOMAIN 21 | 15.4% | $2,038 psf | $1,766 psf | 17 | 99 yrs lease commencing from 2004 |
| ZYON GRAND | 15.3% | $3,182 psf | $2,759 psf | 630 | 99 yrs lease commencing from 2024 |
| HIGHLINE RESIDENCES | 15.1% | $2,478 psf | $2,153 psf | 66 | 99 yrs lease commencing from 2013 |
| QUEENS | 14.4% | $1,742 psf | $1,523 psf | 59 | 99 yrs lease commencing from 1998 |
| ALEX RESIDENCES | 13.2% | $2,274 psf | $2,009 psf | 77 | 99 yrs lease commencing from 2013 |
| PENRITH | 12.9% | $2,937 psf | $2,602 psf | 451 | 99 yrs lease commencing from 2024 |
| PROMENADE PEAK | 12.6% | $3,096 psf | $2,749 psf | 421 | 99 yrs lease commencing from 2024 |
| ECHELON | 10.8% | $2,253 psf | $2,033 psf | 89 | 99 yrs lease commencing from 2012 |
| TANGLIN VIEW | 10.6% | $1,745 psf | $1,578 psf | 48 | 99 yrs lease commencing from 1997 |
| PRINCIPAL GARDEN | 8.5% | $2,205 psf | $2,032 psf | 134 | 99 yrs lease commencing from 2014 |
| THE METROPOLITAN CONDOMINIUM | 8.5% | $1,858 psf | $1,713 psf | 54 | 99 yrs lease commencing from 2006 |
| STIRLING RESIDENCES | 8.2% | $2,401 psf | $2,218 psf | 330 | 99 yrs lease commencing from 2017 |
District 3 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 | $2,107 psf | 447 | Base |
| Floor 06-10 | $2,255 psf | 518 | +7.1% |
| Floor 11-15 | $2,297 psf | 457 | +9.1% |
| Floor 16-20 | $2,407 psf | 433 | +14.3% |
| Floor 21-25 | $2,499 psf | 390 | +18.6% |
| Floor 26+ | $2,893 psf | 1,496 | +37.3% |
Sea View vs City View
District 3 is among Singapore's sea-facing districts. Condos with unobstructed sea views typically command the highest premiums in the market, often exceeding the standard floor-level premium due to the scarcity and desirability of ocean vistas. High-floor units facing the coast in this district are especially sought after.
View Premium as Investment
High-floor units with premium views can be a sound investment strategy. In District 3, the average view premium of 7.5% 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 3?
How many condos were analysed?
Which condo has the highest view premium in District 3?
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.