- District: 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town)
- Condos analysed: 32
- Average view premium: 7.6%
- Top condo: NEWEST
High-Floor Premium in District 5
District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) is part of the Rest of Central Region (RCR). High-floor units in this district command an average premium of 7.6% 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 |
|---|---|---|---|---|---|
| NEWEST | 48.2% | $1,559 psf | $1,052 psf | 21 | 956 yrs lease commencing from 1928 |
| MONTEREY PARK CONDOMINIUM | 19.9% | $1,776 psf | $1,482 psf | 17 | 999 yrs lease commencing from 1885 |
| THE ROCHESTER RESIDENCES | 19.1% | $1,615 psf | $1,356 psf | 65 | 99 yrs lease commencing from 2005 |
| ELTA | 16.6% | $2,722 psf | $2,334 psf | 403 | 99 yrs lease commencing from 2024 |
| SEAHILL | 14.5% | $1,661 psf | $1,451 psf | 68 | 99 yrs lease commencing from 2011 |
| CLAVON | 11.6% | $2,153 psf | $1,929 psf | 173 | 99 yrs lease commencing from 2019 |
| THE PARC CONDOMINIUM | 10.3% | $1,902 psf | $1,724 psf | 57 | Freehold |
| LYNDENWOODS | 10.2% | $2,574 psf | $2,335 psf | 342 | 99 yrs lease commencing from 2025 |
| THE TRILINQ | 8.4% | $1,769 psf | $1,632 psf | 141 | 99 yrs lease commencing from 2012 |
| BLOSSOMS BY THE PARK | 7.9% | $2,471 psf | $2,289 psf | 275 | 99 yrs lease commencing from 2022 |
| BLOOMSBURY RESIDENCES | 7.7% | $2,623 psf | $2,435 psf | 307 | 99 yrs lease commencing from 2024 |
| BOTANNIA | 7.7% | $1,824 psf | $1,694 psf | 45 | 956 yrs lease commencing from 1928 |
| HUDSON PLACE RESIDENCES | 7.6% | $2,620 psf | $2,434 psf | 195 | 99 years leasehold |
| NORMANTON PARK | 7.6% | $2,125 psf | $1,976 psf | 238 | 99 yrs lease commencing from 2019 |
| THE INFINITI | 7.4% | $1,604 psf | $1,493 psf | 23 | Freehold |
District 5 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 | $2,020 psf | 1,908 | Base |
| Floor 06-10 | $2,212 psf | 1,026 | +9.5% |
| Floor 11-15 | $2,154 psf | 833 | +6.6% |
| Floor 16-20 | $2,130 psf | 647 | +5.4% |
| Floor 21-25 | $2,138 psf | 476 | +5.8% |
| Floor 26+ | $1,983 psf | 447 | -1.8% |
Sea View vs City View
District 5 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 5, the average view premium of 7.6% 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 5?
How many condos were analysed?
Which condo has the highest view premium in District 5?
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.