- District: 4 (Telok Blangah, Harbourfront)
- Condos analysed: 16
- Average view premium: 0.4%
- Top condo: REFLECTIONS AT KEPPEL BAY
High-Floor Premium in District 4
District 4 (Telok Blangah, Harbourfront) is part of the Rest of Central Region (RCR). High-floor units in this district command an average premium of 0.4% over lower floors, based on 16 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 |
|---|---|---|---|---|---|
| REFLECTIONS AT KEPPEL BAY | 9.9% | $1,876 psf | $1,706 psf | 192 | 99 yrs lease commencing from 2006 |
| SKYLINE RESIDENCES | 9.7% | $2,324 psf | $2,119 psf | 45 | Freehold |
| TERESA VILLE | 5.9% | $1,659 psf | $1,566 psf | 20 | Freehold |
| CAPE ROYALE | 5.4% | $2,277 psf | $2,160 psf | 70 | 99 yrs lease commencing from 2008 |
| THE COAST AT SENTOSA COVE | 5.4% | $1,655 psf | $1,570 psf | 27 | 99 yrs lease commencing from 2006 |
| THE OCEANFRONT @ SENTOSA COVE | 4.8% | $1,717 psf | $1,639 psf | 30 | 99 yrs lease commencing from 2005 |
| THE PEARL @ MOUNT FABER | 2.0% | $1,546 psf | $1,516 psf | 20 | 99 yrs lease commencing from 2002 |
| THE RESIDENCES AT W SINGAPORE SENTOSA COVE | 2.0% | $1,838 psf | $1,802 psf | 113 | 99 yrs lease commencing from 2006 |
| CARIBBEAN AT KEPPEL BAY | 1.5% | $1,913 psf | $1,884 psf | 122 | 99 yrs lease commencing from 1999 |
| HARBOUR SUITES | 1.1% | $1,657 psf | $1,639 psf | 7 | Freehold |
| CORALS AT KEPPEL BAY | 0.8% | $2,087 psf | $2,071 psf | 58 | 99 yrs lease commencing from 2007 |
| THE REEF AT KING'S DOCK | 0.2% | $2,603 psf | $2,598 psf | 84 | 99 yrs lease commencing from 2021 |
| HARBOURLIGHTS | -2.5% | $1,806 psf | $1,853 psf | 15 | Freehold |
| THE INTERLACE | -6.9% | $1,410 psf | $1,515 psf | 132 | 99 yrs lease commencing from 2009 |
| SEASCAPE | -9.9% | $1,886 psf | $2,092 psf | 25 | 99 yrs lease commencing from 2007 |
District 4 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 | $1,799 psf | 546 | Base |
| Floor 06-10 | $1,854 psf | 311 | +3.0% |
| Floor 11-15 | $1,834 psf | 102 | +1.9% |
| Floor 16-20 | $1,736 psf | 54 | -3.5% |
| Floor 21-25 | $1,794 psf | 31 | -0.3% |
| Floor 26+ | $1,815 psf | 20 | +0.9% |
Sea View vs City View
District 4 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 4, the average view premium of 0.4% 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 4?
How many condos were analysed?
Which condo has the highest view premium in District 4?
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.