- District: 9 (Orchard, Cairnhill, River Valley)
- Condos analysed: 84
- Average view premium: 2.7%
- Top condo: HILLTOPS
High-Floor Premium in District 9
District 9 (Orchard, Cairnhill, River Valley) is part of the Core Central Region (CCR). High-floor units in this district command an average premium of 2.7% over lower floors, based on 84 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 |
|---|---|---|---|---|---|
| HILLTOPS | 18.8% | $3,666 psf | $3,087 psf | 27 | Freehold |
| RIVER MODERN | 16.5% | $3,466 psf | $2,974 psf | 421 | 99 years leasehold |
| KLIMT CAIRNHILL | 15.9% | $3,745 psf | $3,233 psf | 131 | Freehold |
| RIVER GREEN | 15.5% | $3,330 psf | $2,882 psf | 491 | 99 yrs lease commencing from 2024 |
| LUCKY PLAZA | 15.1% | $2,065 psf | $1,794 psf | 8 | Freehold |
| CAIRNHILL CREST | 13.4% | $2,303 psf | $2,030 psf | 26 | Freehold |
| THE TRILLIUM | 10.7% | $2,720 psf | $2,458 psf | 21 | Freehold |
| CAIRNHILL 16 | 10.0% | $3,052 psf | $2,775 psf | 38 | Freehold |
| ONE DEVONSHIRE | 9.9% | $3,000 psf | $2,729 psf | 11 | Freehold |
| MARTIN PLACE RESIDENCES | 9.6% | $2,813 psf | $2,567 psf | 25 | Freehold |
| MARTIN MODERN | 9.1% | $2,889 psf | $2,649 psf | 77 | 99 yrs lease commencing from 2016 |
| OUE TWIN PEAKS | 9.0% | $2,287 psf | $2,098 psf | 61 | 99 yrs lease commencing from 2010 |
| MACKENZIE 88 | 8.2% | $1,787 psf | $1,651 psf | 8 | Freehold |
| MARTIN NO 38 | 8.1% | $2,752 psf | $2,545 psf | 18 | Freehold |
| KOPAR AT NEWTON | 7.9% | $2,757 psf | $2,555 psf | 78 | 99 yrs lease commencing from 2019 |
District 9 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 | $2,323 psf | 1,080 | Base |
| Floor 06-10 | $2,587 psf | 967 | +11.4% |
| Floor 11-15 | $2,712 psf | 550 | +16.8% |
| Floor 16-20 | $2,837 psf | 442 | +22.2% |
| Floor 21-25 | $3,094 psf | 339 | +33.2% |
| Floor 26+ | $3,276 psf | 496 | +41.1% |
Sea View vs City View
District 9 is in the heart of Singapore's city skyline corridor. High-floor units here offer panoramic views of the CBD skyline, Marina Bay, and iconic landmarks. City view premiums are driven by the nighttime cityscape and the prestige associated with elevated urban living.
View Premium as Investment
High-floor units with premium views can be a sound investment strategy. In District 9, the average view premium of 2.7% 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 9?
How many condos were analysed?
Which condo has the highest view premium in District 9?
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.