As land becomes more and more scarce in prime areas, high-rise living has now become the norm. One big question arises for anyone looking to live in one – to stay in the lower floors, or choose one that’s much higher up?
When it comes to the condominium floor plan, some Malaysians are fiercely adamant that the higher the floor, the better. Others believe the pros don’t justify the premiums that come with it. So what are these pros and cons exactly?
Factors To Consider When Choosing The Right Floor In A Condo Floor Plan
1) Better views
The biggest draw to higher floors in a condo are the views – whether that’s sea views in Penang, mountain range views in Sabah, or views of the Petronas Twin Towers in KL.
We’ve all seen developers and property agents use this as a selling point too: “Can see KLCC from the windows here!”
There’s nothing like coming home to unobstructed views of the city skyline or waking up to the sunrise. If you have the means to afford it, by all means go for it!
But if you’re stretching out your budget just for the views alone, perhaps it might be more worthwhile to invest those extra thousands of Ringgit into more practical additions for your home.
2) Ease of access
Living in a high-rise means you already spend a lot of time just waiting for the elevators. Higher floors are known to have longer wait times, and longer journeys down, since most car parks are located below ground.
Don’t forget to take rush hours into consideration too. Imagine being late for work, only for the elevator to open at EVERY floor on the way down! That being said, it’s nice not having to worry about the elevator being full since you’ll already be on it.
Lower floors, on the other hand, are without a doubt more convenient. Transporting groceries and large items are less of a hassle, as well as going back up to your unit if you forget anything important.
Then there’s the issue of elevator breakdowns. Living on a lower floor means you still have the option of using the stairs, but if you live on the 31st floor? Hey, at least it’s an exercise you’ll never forget!
3) Ventilation and air quality
Higher floors tend to benefit from the cooler breeze (especially at night), stronger winds, and cleaner air as you’re further away from traffic pollution.
Being higher up away from the roads and generally unobstructed airflow has its perks – but it’s these same qualities that might pose a problem too.
During stormy weather or particularly windy days, the strong winds can create howling noises, slam doors and windows shut, or cause leaks if there are gaps. Not a particularly pleasant experience.
4) Light and temperature
Higher floors tend to enjoy more natural light, especially if your building is relatively unobstructed by nearby developments, making for a very pleasant living experience.
On the other hand, units on the lower floor are shaded by the floors above, as well as surrounding greenery and other nearby buildings.
So the tradeoff here is pretty clear – higher floor units get to enjoy more natural light, but possibly warmer temperatures during the daytime. Lower floor units may receive less natural light, but also cooler ambient temperatures overall.
Related article: 8 Steps To Cooling Down Your Home (And Yourself!) Effectively
5) Energy consumption
As mentioned, higher floor units have more sun exposure and wind. This can be beneficial if you’re drying your laundry on the balcony since there’s no need to use a dryer.
On the flipside, more unobstructed sun exposure warms up the unit faster, which can lead to you reaching for the air-conditioner controller more often – especially if you work from home. Don’t forget that hot air rises rapidly too!
During the rainy season however, the cool breeze and chilly winds on the higher floors can mean you barely ever have to turn on the fan, let alone the air-conditioner.
6) Noise levels
Higher-floor condo units are generally cited as peaceful and noise-free, but that’s not always the case. It really depends on which floor your building’s facilities are located on.
For ground-floor facilities, the lower floors are definitely more susceptible to the noise, given the higher footfall.
Remember however, that some facilities are situated midway through, while most BBQ decks and “sky-anything” are typically on the rooftop. So always check which floors contain the facilities before renting/buying.
If you’re staying in a Transit-Oriented Development, the floors closest to the train tracks will be more affected by the noise.
Related article: A Silent Guide To Finding Peace And Quiet At The Right Property
7) Privacy
It’s safe to say that lower-floor units have less privacy compared to higher ones, especially if you live on the ground floor.
If your development is situated in a highly-congested area or nearby a busy road, consider opting for a unit in a slightly higher floor.
That said, if your block looks directly into the block opposite, there’s no escape from your neighbour’s gaze – not even on the highest floor.
8) Family-friendly
Given their ease of accessibility, lower floors are generally more family- and disabled-friendly.
For families with younger children, elderly grandparents or handicapped family members – the shorter wait times for elevators and closer access to the car park can save you a ton of hassle in the long run.
9) Pests and litter
You don’t hear many people talk about this often, but living on the lower floors may mean higher vulnerability to pests like cockroaches and rats since you’re essentially nearer to the garbage collection area.
To add to that, there tends to be less mosquitoes on the higher floors. While that doesn’t mean you can expect your unit to be completely mosquito-free, they are less of a nuisance.
Don’t forget to take into consideration the urban phenomenon of high-rise littering. Cigarette butts, spit, random pieces of cloth – you name it, it’ll sometimes find its way into your home.
10) Safety
In the event of fire emergencies, fire safety can be an issue for top-floor dwellers. Not only do you have a long way to go in terms of evacuating to the ground floor, but remember that smoke rises.
If you’ve got your heart set on a higher floor, make sure to familiarise yourself with the escape routes and check the availability of fire extinguishers and fire exits.
Fire isn’t the only thing you have to worry about though, units on the lower floors are also more vulnerable to burglaries and horrible floods.
Related article: Staying Safe At Home: Top 10 Home Safety Essentials
11) Plumbing system
Living in the topmost penthouse may sound attractive, but being directly below the roof also means your unit may be more likely to sustain water damage.
Many high-rise residents also claim that you can enjoy higher water pressure if you live on the lower floors, and vice versa. This isn’t entirely false, but it depends on your respective development.
Some high-rise developments use booster pumps installed on the roof to supply the topmost floors. If the building exceeds a certain height and water pressure may be affected for higher units, a break tank will be installed in the middle.
12) Higher floor premiums
In Malaysia, we sometimes see condominium floor plans priced in ascending order. This means that the higher the floor, the more expensive the unit – even if the floor plan and built-up is exactly the same!
The premiums can be as high as a few thousand more Ringgit for each floor. The reasoning behind this? Higher-level units are seen as more attractive, and many buyers are willing to pay more for better views, more privacy, etc.
13) Rental returns
While there are no clear statistics to indicate that rental returns are better for higher-floor units, demand for these units are typically higher.
That said, higher floors don’t necessarily mean better views or less noise pollution, and in the end, it all boils down to the overall quality of the development.
14) Capital appreciation
If you chose the higher floors from the condo floor plan, you’re probably banking on the views to get you a pretty penny.
But there’s no guarantee that the view won’t change – new developments springing up (perhaps right next door too!), a railway might be built nearby, or an unappealing building might be constructed within sight from the higher floors. In such cases, the lower-floor units might actually fetch more capital appreciation.
Lower Vs Higher Floor Units: Pros And Cons
Better views
Less desirable view as obstructed by surroundings
More likely to enjoy better views, though not guaranteed
Ease of access
Shorter waiting times but elevators more likely to be full
Longer waiting times but less likely for elevator to be full
Ventilation and air quality
Not as breezy nor windy
Cooler breeze and further away from traffic
Light and temperature
Less natural light but cooler overall temperature
More natural light but warmer ambient temperature
Energy consumption
Less wind and sun exposure means more dryer use but possibly more nighttime aircon use
More wind and sun exposure means less dryer use but possibly more daytime aircon use
Noise levels
Likely to be noisier given more footfall
Possibly more peaceful, but depends if there are adjacent facilities
Privacy
Less privacy
More privacy
Family-friendly
Better ease of access makes it more family-friendly
Longer elevator waiting times and further from car park make it less family-friendly
Pests and litter
More susceptible to rats, cockroaches,mosquitoes and high-rise litter
Less susceptible to pests and litter
Safety
More vulnerable to burglaries and floods
More fire safety concerns
Plumbing system
Possibly better water pressure (depending on respective building)
May be more likely to sustain water damage (for topmost floor)
Higher floor premiums
May be less expensive
May be more expensive
Rental returns
Possibly more rental demands depending on respective building
Possibly more rental demands depending on respective building
Capital appreciation
May command more capital appreciation depending on respective building
May command more capital appreciation depending on respective building
Consider The Big Picture, Not Just The Condo Floor Plan
While the widespread sentiment is “the higher, the better”, that may not necessarily be the case. Sometimes, lower-floor units may actually be more desirable and in demand.
It really boils down to each respective building, its surroundings and how well its property management.
As we’ve seen in this guide, a lot of factors can impact the overall high-rise living experience. Remember to consider you and your family’s individual needs when choosing from the condominium floor plan.
Buying or renting a new place is a big commitment. Luckily, you can always browse our array of Buying and Renting Guides here to learn more!
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13 Important Things To Take Note Of When Choosing A High Rise Unit
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Top 10 Most Popular High-Rise Properties In Malaysia for H2 2020
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7 Reasons Why Buying A High-Rise Unit Is As Good As A Landed Property
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