- District: 7 (Middle Road, Golden Mile)
- Condos analysed: 13
- Average view premium: 8.8%
- Top condo: MIDTOWN MODERN
High-Floor Premium in District 7
District 7 (Middle Road, Golden Mile) is part of the Core Central Region (CCR). High-floor units in this district command an average premium of 8.8% over lower floors, based on 13 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 |
|---|---|---|---|---|---|
| MIDTOWN MODERN | 33.5% | $3,599 psf | $2,697 psf | 117 | 99 yrs lease commencing from 2019 |
| THE M | 19.3% | $2,989 psf | $2,506 psf | 58 | 99 yrs lease commencing from 2019 |
| CONCOURSE SKYLINE | 12.0% | $2,013 psf | $1,797 psf | 55 | 99 yrs lease commencing from 2008 |
| SUNSHINE PLAZA | 11.0% | $1,576 psf | $1,420 psf | 14 | 99 yrs lease commencing from 1997 |
| MIDTOWN BAY | 9.4% | $3,316 psf | $3,030 psf | 58 | 99 yrs lease commencing from 2018 |
| THE BENCOOLEN | 8.4% | $1,673 psf | $1,544 psf | 66 | 99 yrs lease commencing from 1995 |
| BURLINGTON SQUARE | 7.1% | $1,597 psf | $1,491 psf | 20 | 99 yrs lease commencing from 1996 |
| AUREA | 6.4% | $2,956 psf | $2,779 psf | 65 | 99 yrs lease commencing from 2024 |
| SOUTHBANK | 6.2% | $1,920 psf | $1,808 psf | 31 | 99 yrs lease commencing from 2006 |
| DUO RESIDENCES | 5.8% | $2,269 psf | $2,144 psf | 75 | 99 yrs lease commencing from 2011 |
| CITY GATE | 0.9% | $2,106 psf | $2,087 psf | 57 | 99 yrs lease commencing from 2014 |
| THE PLAZA | -1.3% | $1,245 psf | $1,262 psf | 19 | 99 yrs lease commencing from 1968 |
| TEXTILE CENTRE | -4.2% | $1,156 psf | $1,207 psf | 15 | 99 yrs lease commencing from 1970 |
District 7 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 | $2,391 psf | 50 | Base |
| Floor 06-10 | $2,146 psf | 120 | -10.2% |
| Floor 11-15 | $2,165 psf | 133 | -9.5% |
| Floor 16-20 | $2,438 psf | 156 | +2.0% |
| Floor 21-25 | $2,323 psf | 75 | -2.9% |
| Floor 26+ | $2,280 psf | 124 | -4.6% |
Sea View vs City View
District 7 (Middle Road, Golden Mile) 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 7, the average view premium of 8.8% 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 7?
How many condos were analysed?
Which condo has the highest view premium in District 7?
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.