Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Condominium Project Intelligence
KISMIS COURT
TOH YI ROAD
620 mBEAUTY WORLD MRT STATION
0Transactions in latest 12 months
Market Snapshot
At Peak
At 24-Month High
Peak: Mar 2025Based on latest 24 months due to no transactions in the latest 12 months
At Low
At 24-Month Low
Low: Mar 2025Based on latest 24 months due to no transactions in the latest 12 months
▼ -50.6%
Vs District Median PSF
Below District 21 medianBased on latest 24 months due to no transactions in the latest 12 months
▼ -48.3%
Vs RCR Median PSF
Below RCR medianBased on latest 24 months due to no transactions in the latest 12 months
—
12M Turnover Rate
Total units unavailable
Latest 12-month sales
0
Up to latest completed Month
Latest transacted price
$1.88M
2,131 sqft · 1 Mar 2025
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from KISMIS COURT. Distances are straight-line estimates.
MRT / LRT
- BEAUTY WORLD MRT STATION620 mUPPER BUKIT TIMAH ROAD
- KING ALBERT PARK MRT STATION1.4 kmBLACKMORE DRIVE
- HUME MRT STATION1.9 kmUPPER BUKIT TIMAH ROAD
Primary Schools
- BUKIT TIMAH PRIMARY SCHOOL490 mLORONG KISMIS
- PEI HWA PRESBYTERIAN PRIMARY SCHOOL560 mPEI WAH AVENUE
- METHODIST GIRLS' SCHOOL (PRIMARY)1.4 kmBLACKMORE DRIVE
- KEMING PRIMARY SCHOOL1.9 kmBUKIT BATOK EAST AVENUE 6
Secondary Schools
- METHODIST GIRLS' SCHOOL (SECONDARY)1.5 kmBLACKMORE DRIVE
- BUKIT VIEW SECONDARY SCHOOL2.3 kmBUKIT BATOK STREET 21
Post-Secondary
- NGEE ANN POLYTECHNIC620 mCLEMENTI ROAD
- SINGAPORE POLYTECHNIC3.1 kmDOVER ROAD
- MILLENNIA INSTITUTE3.6 kmBUKIT BATOK WEST AVENUE 8
Hawker Centres
- Bukit Timah Interim Hawker Centre and Market550 mJALAN SEH CHUAN
- Bukit Timah Market590 mUpper Bukit Timah Road
- Clementi Ave 2 Blk 353 (Clementi Ave 2 Market/Cooked Food Centre)2.6 kmClementi Ave 2
Hospitals
- JURONG COMMUNITY HOSPITAL2.9 kmJURONG EAST STREET 21
- NG TENG FONG GENERAL HOSPITAL2.9 kmJURONG EAST STREET 21
Parks
- CHENG SOON GARDEN PG210 m
- ENG KONG GARDEN PG250 m
- SAVOY PK PG500 m
Libraries
- Clementi Library2.6 kmCommonwealth Avenue West
- Bukit Batok Library2.8 kmBukit Batok Central Link
Community Clubs
- Bukit Timah CC (Pending U/C)310 mToh Yi Drive
- Bukit Batok East CC (U/C)1.9 kmBukit Batok East Avenue 4
Sport Facilities
- Bukit Batok Swimming Complex2.7 kmBukit Batok Street 22
- Clementi Sport Centre3.1 kmClementi Avenue 3
- Bukit Gombak Sport Centre3.3 kmBukit Batok West Avenue 5
Market Position & Nearby Transactions
How KISMIS COURT compares with District 21 projects and transactions recorded within 1 km over the latest 12 months.
District 21 Median PSF$1,785Median of district projects with recorded sales
Nearby Median PSF$1,749Comparable projects within 1 km
Nearby 12M Sales125Across nearby developments
Comparable Projects20Located within 1 km
Position Within District 21
Insufficient recent project sales
A reliable project-level ranking is not shown because this development has no usable transactions in the latest 12-month period. Use the nearby comparable table for current market context.
District 21 median$1,785 psf
District reference range$1,049 – $2,479 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| KISMIS VIEW | 91 m | 198442 yrs old | — | 0 | — |
| TOH YI COURT | 142 m | 198541 yrs old | — | 0 | — |
| DAINTREE RESIDENCE | 216 m | 20224 yrs old | 327 | 58 | $2,055 |
| HIGH OAK CONDOMINIUM | 250 m | — | — | 16 | $1,421 |
| ENG KONG GREEN | 254 m | 199828 yrs old | — | 4 | $1,555 |
| SUMMERLEA GREEN | 263 m | — | — | 2 | $1,711 |
| KISMIS RESIDENCES | 295 m | 20188 yrs old | 31 | 1 | $2,774 |
| CHENG SOON GARDEN | 326 m | 199333 yrs old | — | 3 | $1,749 |
| KISMIS LODGE | 340 m | — | — | 0 | — |
| TOH TUCK LODGE | 367 m | 200323 yrs old | — | 0 | — |
| TERRENE AT BUKIT TIMAH | 378 m | 201412 yrs old | 172 | 9 | $1,978 |
| CARMINE COLLECTION | 383 m | 201511 yrs old | 6 | 0 | — |
| NOTTINGHILL SUITES | 386 m | 201610 yrs old | 124 | 9 | $1,845 |
| SUITES AT BUKIT TIMAH | 404 m | — | 71 | 4 | $1,869 |
| SUN COURT | 411 m | 198541 yrs old | — | 1 | $274 |
| KILAT CENTRE | 430 m | 198937 yrs old | — | 1 | $1,483 |
| GREEN LODGE | 432 m | 198442 yrs old | — | 0 | — |
| THE CREEK @ BUKIT | 432 m | 20179 yrs old | 260 | 16 | $1,765 |
| VISTA GARDEN | 432 m | 198937 yrs old | — | 1 | $1,285 |
| GOODLUCK GARDEN | 442 m | 198442 yrs old | — | 0 | — |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $718K | $718K | $718K | $1,906 |
| 2025-12 | 1 | $688K | $688K | $688K | $1,880 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| SUITES AT BUKIT TIMAH | Apt | 71 | 2 | $703K | $1,893 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.55M | $1.55M | $1.55M | $2,000 |
| 2026-06 | 3 | $1.44M | $1.38M | $1.5M | $2,001 |
| 2026-05 | 4 | $1.24M | $760K | $1.42M | $1,837 |
| 2026-04 | 4 | $1.35M | $980K | $1.6M | $1,934 |
| 2026-03 | 2 | $1.48M | $1.39M | $1.57M | $1,992 |
| 2026-02 | 1 | $1.38M | $1.38M | $1.38M | $1,943 |
| 2026-01 | 3 | $1.33M | $958K | $1.56M | $2,026 |
| 2025-12 | 2 | $1.42M | $1.34M | $1.5M | $1,996 |
| 2025-10 | 3 | $1.33M | $1.04M | $1.6M | $1,984 |
| 2025-09 | 1 | $1.44M | $1.44M | $1.44M | $2,021 |
| 2025-08 | 5 | $1.36M | $1.34M | $1.39M | $2,008 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| DAINTREE RESIDENCE | Condo | 327 | 24 | $1.44M | $2,006 |
| NOTTINGHILL SUITES | Apt | 124 | 3 | $899.3K | $1,674 |
| TERRENE AT BUKIT TIMAH | Condo | 172 | 1 | $1.04M | $1,968 |
| THE CREEK @ BUKIT | Condo | 260 | 1 | $1.42M | $1,966 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.81M | $1.81M | $1.81M | $1,955 |
| 2026-06 | 2 | $1.66M | $1.4M | $1.93M | $1,708 |
| 2025-11 | 3 | $1.47M | $1.23M | $1.83M | $1,683 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE CREEK @ BUKIT | Condo | 260 | 3 | $1.86M | $1,973 |
| ENG KONG GREEN | Condo | — | 2 | $1.29M | $1,537 |
| HIGH OAK CONDOMINIUM | Condo | — | 1 | $1.4M | $1,429 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 2 | $2.3M | $2.3M | $2.31M | $2,162 |
| 2026-05 | 2 | $1.95M | $1.68M | $2.23M | $1,758 |
| 2026-04 | 1 | $2.22M | $2.22M | $2.22M | $2,121 |
| 2026-03 | 1 | $1.75M | $1.75M | $1.75M | $1,465 |
| 2025-12 | 1 | $2.36M | $2.36M | $2.36M | $2,067 |
| 2025-11 | 2 | $1.97M | $1.67M | $2.26M | $1,779 |
| 2025-10 | 1 | $1.78M | $1.78M | $1.78M | $1,490 |
| 2025-09 | 2 | $2.26M | $2.22M | $2.3M | $2,038 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| DAINTREE RESIDENCE | Condo | 327 | 7 | $2.28M | $2,101 |
| HIGH OAK CONDOMINIUM | Condo | — | 4 | $1.72M | $1,459 |
| TERRENE AT BUKIT TIMAH | Condo | 172 | 1 | $2.23M | $2,070 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $3.33M | $3.33M | $3.33M | $2,242 |
| 2026-06 | 1 | $1.99M | $1.99M | $1.99M | $1,422 |
| 2026-05 | 1 | $2.33M | $2.33M | $2.33M | $1,933 |
| 2025-12 | 1 | $1.85M | $1.85M | $1.85M | $1,471 |
| 2025-10 | 2 | $2.07M | $1.82M | $2.32M | $1,640 |
| 2025-09 | 1 | $1.68M | $1.68M | $1.68M | $1,345 |
| 2025-08 | 2 | $2.6M | $1.94M | $3.25M | $1,899 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| DAINTREE RESIDENCE | Condo | 327 | 3 | $2.97M | $2,121 |
| HIGH OAK CONDOMINIUM | Condo | — | 3 | $1.84M | $1,413 |
| THE CREEK @ BUKIT | Condo | 260 | 2 | $2.13M | $1,703 |
| KILAT CENTRE | Apt | — | 1 | $1.82M | $1,483 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $2.68M | $2.68M | $2.68M | $1,479 |
| 2026-03 | 1 | $2.6M | $2.6M | $2.6M | $1,610 |
| 2025-09 | 2 | $3.25M | $3.15M | $3.35M | $2,068 |
| 2025-08 | 1 | $2.6M | $2.6M | $2.6M | $1,558 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE CREEK @ BUKIT | Condo | 260 | 3 | $2.63M | $1,549 |
| DAINTREE RESIDENCE | Condo | 327 | 1 | $3.35M | $2,103 |
| TERRENE AT BUKIT TIMAH | Condo | 172 | 1 | $3.15M | $2,032 |
>3,000 sqft Nearby Average Price Trend
>3,000 sqft Nearby Transaction Volume
>3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $6.83M | $6.83M | $6.83M | $1,750 |
| 2026-02 | 1 | $7.6M | $7.6M | $7.6M | $1,749 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| CHENG SOON GARDEN | Semi-detached House | — | 2 | $7.22M | $1,750 |
Market Interpretation
KISMIS COURT recorded no transactions during the latest 12-month comparison period, so a current project-level price position cannot be established reliably.
Its median PSF is approximately 50.6% below the District 21 project median, placing it on the more affordable side of the district market.
Within 1 km, 20 nearby condominiums were identified; 13 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Property type
Condominium
District
District 21 - Upper Bukit Timah / Clementi Park
Market segment
Rest of Central Region
Tenure
99 yrs lease commencing from 1981
TOP
1985
Postal code
596501
About KISMIS COURT
KISMIS COURT is a condominium in Singapore District 21, completed in 1985 with 99 yrs lease commencing from 1981. BEAUTY WORLD MRT STATION is approximately 620 m away by straight-line distance. 2 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
Curious What Your Property Could Be Worth Today?
Recent nearby transactions ● Current competing listings ● Estimated selling range ● No obligation discussion
How Does Your Property Compare?
The charts and transaction records provide a useful market overview, but your property's achievable selling price depends on the specific qualities of your unit and the buyers currently looking in your development.
Even within the same condominium, prices can vary significantly according to stack, floor level, facing, view, floor area, renovation condition, tenancy status and competing listings.
A personalised condo or private-property market assessment can help you understand:
✓ A realistic estimated selling-price range
✓ The most relevant recent comparable transactions
✓ Current competing listings and buyer alternatives
✓ Your unit's strongest selling points and positioning strategy
✓ Estimated sale proceeds and options for your next property
✓ A practical marketing and timeline plan with no obligation
Send me your development name, unit size and floor range for a preliminary assessment.
Asset Progression In Singapore: Build Wealth Through Property Ownership
For many Singaporeans, buying a property is one of the largest financial commitments they will ever make. Traditionally, property ownership was viewed primarily as a necessity. People bought a home, raised their families, and stayed there for many years. The focus was largely on having a roof over one’s head rather than viewing the property […]
Sustainable Living in an Unpredictable World: Why Some Families Are Choosing Less
The Old Promise That No Longer Holds Not too long ago, life felt like a straightforward climb. You worked hard, upgraded your home every few years, sent your kids for extra classes, and assumed that financial security would naturally follow. That was the unspoken contract many of us grew up believing in. But lately, something […]
What Really Makes a Property Hard to Sell in Singapore
It’s a belief many homeowners cling to: A good location cures all. If the MRT station is close, the mall is downstairs, and the school is around the corner, the property will sell itself. But in Singapore’s increasingly discerning resale market, that logic is dangerously incomplete. Walk into any HDB block or condo tower, and […]
Open Listing vs Exclusive: Why Most Sellers Get This Wrong
“More Agents = More Buyers”… Sounds Right, But Isn’t When selling a property, most owners fall into the same logical trap. They think: “If one agent can bring buyers, then five agents should bring more.” On the surface, this makes perfect sense. You want maximum exposure. You want your property in front of as many […]
The High Cost of “Wait and See” Pricing When Selling Your Property
There is a psychological phenomenon in real estate known as the Price-Time Paradox. It begins with a simple, seemingly harmless phrase: “Let’s just test the market.” or “Let’s just price higher for a start.” On the surface, it feels like a low-risk experiment. In reality, it is often the start of a silent financial leak. […]
Understanding Singapore HDB Resale Market: The Framework
Introduction The HDB resale market is one of the most important pillars of Singapore’s property landscape. With more than 80% of the population living in HDB flats, resale transactions are not just common — they are a key part of how Singaporeans upgrade, right-size, and reposition their housing over time. But while many people are […]
Why Your House Is Not Selling — Even With Viewings (Singapore Guide)
Your house is listed… but nothing is happening. Weeks have passed. Viewings came… but no offers. At first, there were a few viewings. Some people walked through, nodded politely, said “we’ll consider”… and then nothing. Or worse — no enquiries at all. If this sounds familiar, you’re not alone. In today’s market, many sellers in […]
Whatsapp
Questions About The Market?
Scan the QR code to reach us via WhatsApp or WeChat if you have questions about HDB prices, market trends, upgrading options or your property’s value.
Wechat