- District: 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang)
- Condos analysed: 61
- Average view premium: 4.8%
- Top condo: FORESQUE RESIDENCES
High-Floor Premium in District 23
District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) is part of the Outside Central Region (OCR). High-floor units in this district command an average premium of 4.8% over lower floors, based on 61 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 |
|---|---|---|---|---|---|
| FORESQUE RESIDENCES | 23.6% | $1,520 psf | $1,230 psf | 65 | 99 yrs lease commencing from 2011 |
| THE MADEIRA | 15.2% | $1,228 psf | $1,066 psf | 45 | 99 yrs lease commencing from 2000 |
| ECO SANCTUARY | 14.3% | $1,639 psf | $1,435 psf | 61 | 99 yrs lease commencing from 2012 |
| MAYSPRINGS | 14.3% | $1,174 psf | $1,027 psf | 73 | 99 yrs lease commencing from 1994 |
| THE MYST | 12.3% | $2,203 psf | $1,961 psf | 385 | 99 yrs lease commencing from 2023 |
| KINGSFORD . HILLVIEW PEAK | 11.8% | $1,568 psf | $1,403 psf | 120 | 99 yrs lease commencing from 2012 |
| THE WARREN | 11.7% | $1,225 psf | $1,097 psf | 62 | 99 yrs lease commencing from 2001 |
| THE HILLIER | 11.6% | $1,662 psf | $1,490 psf | 93 | 99 yrs lease commencing from 2011 |
| GUILIN VIEW | 11.0% | $1,190 psf | $1,072 psf | 53 | 99 yrs lease commencing from 1996 |
| HILLHAVEN | 10.9% | $2,211 psf | $1,994 psf | 340 | 99 yrs lease commencing from 2023 |
| CASHEW HEIGHTS CONDOMINIUM | 10.5% | $1,579 psf | $1,430 psf | 29 | 999 yrs lease commencing from 1882 |
| WINDERMERE | 10.4% | $976 psf | $884 psf | 36 | 99 yrs lease commencing from 1997 |
| HILLVIEW REGENCY | 9.6% | $1,188 psf | $1,084 psf | 66 | 99 yrs lease commencing from 2000 |
| MIDWOOD | 9.4% | $2,062 psf | $1,885 psf | 92 | 99 yrs lease commencing from 2018 |
| YEW MEI GREEN | 9.3% | $1,064 psf | $974 psf | 49 | 99 yrs lease commencing from 1997 |
District 23 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 | $1,496 psf | 1,688 | Base |
| Floor 06-10 | $1,512 psf | 1,687 | +1.0% |
| Floor 11-15 | $1,502 psf | 1,263 | +0.4% |
| Floor 16-20 | $1,518 psf | 568 | +1.5% |
| Floor 21-25 | $1,589 psf | 340 | +6.2% |
| Floor 26+ | $2,068 psf | 62 | +38.2% |
Sea View vs City View
District 23 (Choa Chu Kang, Dairy Farm, Hillview, Bukit Panjang) 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 23, the average view premium of 4.8% 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 23?
How many condos were analysed?
Which condo has the highest view premium in District 23?
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.