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View Premium Calculator
Views command rent premiums — quantify by view type and market.
Unit rent
$3,528
Total premium $
$728
Total premium %
0.26%
How the math works
Total premium % = view % + (corner bonus if corner). Rent = base × (1 + premium).
$2,800 × (1 + 18% + 8%) = $2,800 × 1.26 = $3,528. Premium $728 = 26%.
How to Use
- Enter base rent.
- Enter view type (water, skyline, park, courtyard, street, airshaft).
- Enter view premium %.
- Read unit rent with premium.
Frequently Asked Questions
View premium by type?
Waterfront (ocean, bay, river): 15-35% rent premium. Skyline/city (Manhattan, LA, Miami, Chicago): 10-25%. Park/green (Central Park, Golden Gate, etc.): 15-30%. Mountain view (Denver, SF Bay): 8-15%. Courtyard: 0-5%. Street: base (no premium or slight discount). Airshaft: −5 to −10% (discount). Premium compounds with floor — high-floor waterfront commands 30-60% premium.
What makes view premium stick?
Unobstructable sight line (nothing built in front possible). Large windows (30-50% of exterior wall vs 15-25% standard). West-facing (sunset value) or East (sunrise) per market preference. Primary view from main living space (not just bedroom). Privacy (no building reflecting in). Water views: waterfront line (direct) > water glimpse (partial) > water hint. Verbal premium: 'waterfront' > 'water view' > 'waterfront glimpse'.
Corner units?
Corner units: often command 5-20% premium beyond view. Reason: two exposure walls = more light, ventilation, views. Premium combines with view: SW corner with water view = highest premium in building. Inland corner: modest 5-10% over non-corner. Corner units typically larger sqft (floorplate constraints), so rent higher even if same $/sqft.
Validation in market?
Comp units same floor different exposure: direct test of view premium. Market research: Craigslist, Zillow, Apartments.com listings for same building, same unit type, different line. Resident survey: willingness-to-pay analysis. Premium capture in lease-up: track which units lease first and at what rate. Initial underwriting often overestimates view premium; reality 60-80% of pro-forma projection.
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