This analysis sits beside the District 8 property market page, which has the full tables for the district.
What the district figures show
URA's records give the floor of each sale as a range of five storeys. Sorted that way, District 8's 165 resales in the 12 months to September 2026 look like this.
| Floors | Resales (developments) | Of which freehold | Median price per sq ft | Median size |
|---|---|---|---|---|
| 1 to 5 | 64 (38) | 52 | $1,661 | 764 sq ft |
| 6 to 10 | 27 (14) | 11 | $1,902 | 1,033 sq ft |
| 11 to 15 | 14 (6) | 3 | $1,977 | 780 sq ft |
| 16 to 20 | 23 (9) | 5 | $1,935 | 947 sq ft |
| 21 and over | 37 (7) | 19 | $2,019 | 990 sq ft |
Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Oct 2025 – Sep 2026. Extracted 5 Oct 2026.
URA records the floor as a range of five storeys. Single-unit resales of apartments and condominiums. Calculated.
The median for floors 21 and over, $2,019 per square foot, was 22% above the median for floors 1 to 5, $1,661. Over all five years of records the same comparison gives 23%, from 193 resales on floors 21 and over and 384 on floors 1 to 5.
Why that is not the price of height
The low end of the table is mostly made of developments that have no high floors in the records. The 64 resales on floors 1 to 5 were in 38 developments, and 52 of them were freehold. Of those 64, 27 were in 18 developments with no recorded sale above the fifth floor in five years, and only 11 were in the eight developments that have a recorded sale on the 21st floor or higher.
All 37 resales on floors 21 and over were in seven of those eight developments. So the 22% largely sets one kind of development against another. They can differ in much besides height, and the records do not give a development's age or facilities.
The gap within a development
To take the development out of the comparison, a high-floor resale can be set against a low-floor resale of the same development, in the same size band and the same calendar year. Over the five years from September 2021, seven of the eight developments had such groups. There were 32 groups with resales on both floors 1 to 5 and floors 21 and over, holding 44 low-floor and 78 high-floor resales.
In 31 of the 32 groups the median for floors 21 and over was the higher. The median gap across the groups was 10%, and the middle half of the groups lay between 7% and 12%. Ten of the groups were at City Square Residences, nine at Sturdee Residences and five at Kerrisdale; in those three developments the median gaps were 11%, 9% and 2%. Leaving out any one development, the median of the remaining groups stayed between 9% and 11%.
These are small groups. In 27 of the 32, one of the two floor ranges had a single resale, and in 12 it was one resale against one.
Three other ways of measuring it gave 7%, 9% and 12%. The first sets each of 458 resales against the median of its group, itself included, which narrows the gap. The second sets it against the median of the other resales in its group, as in the table below. The third is a regression, a standard statistical fit, on 482 resales that allows each group its own price level. So within a development the gap was about 10%, on measures from 7% to 12%: between a third and a half of the 22% in the district's figures.
| Floors | Resales | Median against the others in its group | Share above the others' median |
|---|---|---|---|
| 1 to 5 | 46 | 5.8% below | 9% |
| 6 to 10 | 68 | 2.4% below | 31% |
| 11 to 15 | 87 | 1.3% below | 38% |
| 16 to 20 | 86 | 0.8% above | 56% |
| 21 and over | 171 | 2.9% above | 75% |
Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Sep 2021 – Sep 2026. Extracted 5 Oct 2026.
458 resales in eight developments with a recorded sale on the 21st floor or higher. Each resale's price per square foot is set against the median of the other resales in the same development, size band and calendar year, where the group had at least three resales. Calculated.
The table shows the shape with all eight developments taken together. Resales on floors 1 to 5 had a median 5.8% below the others in their group, and resales on floors 21 and over a median 2.9% above. The largest single step was the first: floors 6 to 10 stood about 4% above floors 1 to 5 on this measure, and 5% on the regression. The steps above that were 1% to 2% each on this measure. That is the picture for the eight developments together, resting on 46 low-floor resales, and it did not hold in every development.
The last row is not a step of five floors. Floors 21 and over run up to URA's range of floors 36 to 40, and 100 of the 193 resales in that range over the five years were on the 26th floor or higher.
Floor level did not settle the price of any one home. Of the resales on floors 1 to 5, 9% were above the median of the others in their group, and of those on floors 21 and over, 25% were at or below it.
Development by development
| Development | Tenure | Groups compared | Resales: floors 1 to 10, 21 and over | Higher floors above lower by |
|---|---|---|---|---|
| City Square Residences | Freehold | 12 | 27, 27 | 8% |
| Citylights | 99-year from 2004 | 14 | 20, 46 | 8% |
| Sturdee Residences | 99-year from 2015 | 13 | 20, 34 | 7% |
| Kerrisdale | 99-year from 1998 | 8 | 17, 21 | 2% |
| Cityscape @Farrer Park | Freehold | 4 | 7, 10 | Too few groups |
| Forte Suites | Freehold | 1 | 1, 2 | Too few groups |
| Uptown @ Farrer | 99-year from 2017 | 2 | 5, 2 | Too few groups |
Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), Sep 2021 – Sep 2026. Extracted 5 Oct 2026.
Piccadilly Grand, the eighth development, had no group with both floor ranges. A group is the resales of one development in one size band and calendar year that include both floor ranges. The figure is the median, across a development's groups, of how far the median for floors 21 and over stood above the median for floors 1 to 10. Given where a development had at least five groups. Calculated.
Only three of the eight developments had five or more groups with resales on floors 1 to 5, so this table sets floors 1 to 10 against floors 21 and over. In the four developments with at least five groups, the higher floors were 2% to 8% above the lower: City Square Residences 8%, Citylights 8%, Sturdee Residences 7% and Kerrisdale 2%. Across all 54 groups the median was 8%, with the middle half between 4% and 11%, against 18% in the district's 12-month figures for the same floors.
What a developer charged
New sales in one development in one month give a second reading, because one seller priced them at one time. URA recorded 311 new sales at Piccadilly Grand in May 2022, the month of its first recorded sales. Its highest floor range in the records is 21 to 25.
| Floors | 500 to 799 sq ft | 800 to 1,199 sq ft |
|---|---|---|
| 1 to 5 | $2,140 (17) | $2,034 (10) |
| 6 to 10 | $2,151 (40) | $2,055 (23) |
| 11 to 15 | $2,218 (40) | $2,098 (25) |
| 16 to 20 | $2,281 (40) | $2,151 (23) |
| 21 and over | $2,296 (18) | $2,167 (14) |
Source: URA Data Service: private residential property transactions (Urban Redevelopment Authority), May 2022. Extracted 5 Oct 2026.
Median price per square foot of new sales, with sales in brackets. 250 of the 311 new sales recorded that month; the other size bands had fewer than five sales on floors 1 to 5 or on floors 21 and over. Calculated.
In both size bands the median for floors 21 to 25 was 7% above the median for floors 1 to 5, rising at each step. Here the first step, from floors 1 to 5 to floors 6 to 10, was the smallest, unlike in the resale figures. A size band holds several unit sizes. Taking each exact floor area that sold on both floor ranges that month, ten in all, the gap ran from 6% to 11% with a median of 9%; each of the ten rests on one to six sales on a side. These are a developer's prices for new homes in one development, not resale prices.
What the records support
In District 8, within a development, the higher floor ranges had the higher price per square foot when the eight developments are taken together. Between floors 1 to 5 and floors 21 and over the gap was about 10% in resales, on measures that ran from 7% to 12%, and 7% to 9% in a developer's prices at one development. That leaves about half of the 22% in the district's own figures, or more, as a difference between the groups of homes being compared, most of it between developments.
The records give a floor range, not the floor, and say nothing of facing, view, noise or condition. Two homes in the same range can differ in all of these. Nothing here shows what any one home is worth.
Disclosure
James Wong is marketing a home in Cityscape @Farrer Park, which its listing describes as a high-floor home. Cityscape @Farrer Park is one of the eight developments in this analysis; it had too few groups for a figure of its own in the table above. It is listed on the District 8 page.