How Much More Should You Really Pay for a Higher Floor or Sea View Condo?

“Hi Stacked, I’m looking at some condos including Amber Park, Coastline Residences, One Amber and Silversea. How much more is a fair amount for a similar unit on a higher floor? What if it is just one floor higher, and what if there is a sea view versus no sea view?” 

It is an interesting question, especially for resale properties, because there is no linear progression. We cannot simply say that it is $X per floor across the board. The data rarely behaves that neatly. On top of that, higher floors are tangentially related to sea views (in that you near to clear the treeline for true sea view), but that brings up a secondary, related problem: does the sea view affect prices too? 

Many of the questions about floor height also point out certain projects known for sea views – with questions like whether a higher floor unit at Lagoon View, Silversea, Seafront on Meyer etc. – would cost more since the view is a major factor. 

So these aren’t easy questions to answer; but for this study, we focused on these mentioned projects (along with others that offer a good point of comparison.) From the data, we hope to understand whether any “fair” per floor premium exists at all.

Our methodology

Our analysis is based on resale and subsale transactions from 2024 to Q3 2025, drawn only from projects at least 20 storeys high. The reason we use resale and subsale is to avoid price distortions from developer discounts (e.g., an “all floors same price” style of promo that sometimes happens with new launches). 

After that, we broke down the data by unit type, since different layouts can show very different pricing behaviour.

Finally, as sea-view floors vary across developments, this analysis standardises the reference point at the 14th storey. Only units on the 14th floor and above are classified as having sea views, in line with on-the-ground guidance shared by property agents.

As transactions don’t occur on every floor, this is the method we used to derive an average or typical per-floor premium:

1. For every valid pair of transactions within a project:

• If the two units were on non-consecutive floors:
  We took the price of the higher-floor unit, subtracted the price of the lower-floor unit, and divided the difference by the number of floors between them.
  
• If the transactions were on consecutive floors:
  We simply used the price difference between the two units.

2. We repeated the above for each matching pair of transactions in each project, then averaged the resulting per-floor differences.

This helps smooth out oddities (e.g., an unusually low or high transaction) and gives a more reliable picture of the project’s typical/average floor premium.

3. To keep the results consistent and accurate, we included only transaction pairs that were from the same stack and had the same unit size. 

This is because different facings from different stacks can affect the price, as well as prices from different layouts. In this manner, we try to ensure the premiums are mainly reflective of floor height, more so than any other factor. 

A caveat: 

The calculated per-floor premiums reflect only the units that happened to transact between 2024 and Q3 2025. They do not represent every floor or every stack within the development.

In addition, future sales may show different behaviour, depending on market conditions. In other words, the data gives a useful snapshot, not a complete portrait; so treat the results as indicative rather than definitive.

Let’s begin with the one-bedder units: 

As expected, units on a higher floor tend to transact at a higher price. But we can see a number of inconsistencies in this trend above. The average price jumps widely across projects: about $6,222 at Amber Park, $4,286 at Coastline Residences, $24,000 at One Amber, $9,417 at Seaside Residences, and $8,000 at The Sea View.