Most Singapore homeowners would have heard the saying that property is a hedge against inflation. It sounds straightforward: when the cost of everything goes up, property prices should go up too. There is some truth to this, but the actual relationship is much more interesting. Inflation can support property values over the long term because […]
Property Project Intelligence
KISMIS COURT
TOH YI ROAD
620 mBEAUTY WORLD MRT STATION
0Transactions in latest 12 months
KISMIS COURT 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
▼ -51.9%
Vs District Median PSF
Below District 21 medianBased on latest 24 months due to no transactions in the latest 12 months
▼ -48.6%
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 imported transaction
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: September 2026•Last updated: 5 Oct 2026
KISMIS COURT Location & Nearby Amenities
Explore KISMIS COURT and nearby amenities. Distances shown are straight-line estimates from the property.
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
KISMIS COURT Nearby Amenities
Closest amenities from KISMIS COURT. Distances are straight-line estimates.
MRT / LRT
- BEAUTY WORLD MRT STATION620 mDT5Downtown Line
- KING ALBERT PARK MRT STATION1.4 kmDT6Downtown Line
- HUME MRT STATION1.9 kmDT4Downtown Line
Bus Interchanges
- Bukit Batok Bus Interchange2.6 kmBt Batok Ctrl
- Clementi Bus Interchange2.7 kmClementi Ave 3
Shopping Malls
- Beauty World Plaza720 mUpper Bukit Timah Road
- Beauty World Centre780 mUpper Bukit Timah Road
- Bukit Timah Shopping Center810 mUpper Bukit Timah Road
- The Rail Mall2.4 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
Childcare Centres
- PCF SPARKLETOTS PRESCHOOL @ BUKIT TIMAH BLK 12 (CC)170 mTOH YI DRIVE
- PARIPOSA PTE LTD330 mTOH TUCK ROAD
- CARPE DIEM SCHOOLHOUSE PTE. LTD.360 mTOH YI DRIVE
- CREATIVE THINKERS PRESCHOOL PTE. LTD.400 mJALAN JURONG KECHIL
Infant Care Centres
- PCF SPARKLETOTS PRESCHOOL @ BUKIT TIMAH BLK 319 (EY)2.4 kmCLEMENTI AVENUE 4
- PCF Sparkletots Preschool @ Clementi Blk 445 (EY)2.8 kmCLEMENTI AVENUE 3
- PCF SPARKLETOTS PRESCHOOL @ CLEMENTI BLK 462A (EY)3.0 kmCLEMENTI AVENUE 3
Kindergartens
- Glory Kindergarten480 mPEI WAH AVENUE
- The Little House (Montessori) Pte Ltd1.3 kmJALAN KERIA
- Montessori Children's House2.2 kmOLD HOLLAND ROAD
- Ar-Raudhah Mosque Kindergarten2.3 kmBUKIT BATOK EAST AVENUE 2
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
Supermarkets
- U Stars Supermarket330 mToh Yi Drive
- Giant Express740 mUpper Bukit Timah Road
- FairPrice780 mJalan Anak Bukit
- Cold Storage1.4 kmDunearn Road
Hospitals
- JURONG COMMUNITY HOSPITAL2.9 kmJURONG EAST STREET 21
- NG TENG FONG GENERAL HOSPITAL2.9 kmJURONG EAST STREET 21
Polyclinics
- Clementi Polyclinic2.8 kmClementi Avenue 3
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
Featured Listings
Properties currently available through Homy, with priority given to listings in KISMIS COURT.
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For Sale 1 / 16 Condo D27
Skies Miltonia, New 3-Storey Penthouses for Sale
$2,600,000
MILTONIA CLOSE99 YearsBuilt 2016
- 3 Bed
- 4 Bath
- 2,562 ft²
- $1,015 psf
For Sale 1 / 21 Condo D6
EDEN RESIDENCES CAPITOL – Luxury 3 Bedroom Developer sale
$11,980,000
STAMFORD ROAD99 YearsBuilt 2015
- 3 Bed
- 5 Bath
- 3,003 ft²
- $3,989 psf
For Sale 1 / 29 Condo D1
V on Shenton Luxury Penthouse for Sale
$18,800,000
SHENTON WAY99 Years
- 4 Bed
- 7 Bath
- 6,200 ft²
- $3,032 psf
For Sale 1 / 9 Landed D28
Belgravia Ace, Brand New Freehold Semi-D for Sale
$5,300,000
BELGRAVIA DRIVEFreeholdBuilt 2028
- 5 Bed
- 4 Bath
- 4,370 ft²
- $1,213 psf
KISMIS COURT 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$1,835Median of district projects with recorded sales
Nearby Median PSF$1,845Comparable projects within 1 km
Nearby 12M Sales265Across 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$1,835 psf
District reference range$1,127 – $2,485 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 | — |
| VIEW AT KISMIS | 138 m | — | — | 30 | $2,050 |
| TOH YI COURT | 142 m | 198541 yrs old | — | 0 | — |
| DAINTREE RESIDENCE | 216 m | 20224 yrs old | 327 | 59 | $2,041 |
| HIGH OAK CONDOMINIUM | 250 m | — | — | 17 | $1,419 |
| ENG KONG GREEN | 254 m | 199828 yrs old | — | 2 | $1,537 |
| KISMIS LODGE | 340 m | — | — | 0 | — |
| TOH TUCK LODGE | 367 m | 200323 yrs old | — | 0 | — |
| TERRENE AT BUKIT TIMAH | 378 m | 201412 yrs old | 172 | 10 | $2,000 |
| 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 | — | 0 | — |
| 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 | 18 | $1,847 |
| GOODLUCK GARDEN | 442 m | 198442 yrs old | — | 0 | — |
| FORETT@BUKIT TIMAH | 443 m | 20242 yrs old | 633 | 64 | $2,344 |
| SIGNATURE PARK | 444 m | 199828 yrs old | — | 49 | $1,724 |
| KILAT 19 | 446 m | — | — | 1 | $1,206 |
| JK BUILDING | 448 m | 198541 yrs old | — | 1 | $1,734 |
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 | 2 | $784K | $718K | $850K | $1,916 |
| 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 |
| THE CREEK @ BUKIT | Condo | 260 | 1 | $850K | $1,926 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 4 | $1.32M | $870K | $1.62M | $2,016 |
| 2026-08 | 4 | $1.45M | $1.29M | $1.7M | $2,138 |
| 2026-07 | 6 | $1.43M | $1.23M | $1.67M | $2,116 |
| 2026-06 | 5 | $1.32M | $906K | $1.5M | $1,864 |
| 2026-05 | 6 | $1.24M | $760K | $1.42M | $1,858 |
| 2026-04 | 5 | $1.35M | $980K | $1.6M | $2,016 |
| 2026-03 | 3 | $1.43M | $1.34M | $1.57M | $2,111 |
| 2026-02 | 2 | $1.54M | $1.38M | $1.7M | $2,150 |
| 2026-01 | 3 | $1.33M | $958K | $1.56M | $2,026 |
| 2025-12 | 7 | $1.44M | $1.33M | $1.6M | $2,111 |
| 2025-10 | 5 | $1.4M | $1.04M | $1.68M | $2,022 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| DAINTREE RESIDENCE | Condo | 327 | 23 | $1.47M | $2,011 |
| FORETT@BUKIT TIMAH | Apt | 633 | 12 | $1.49M | $2,309 |
| VIEW AT KISMIS | Apt | — | 7 | $1.3M | $1,940 |
| NOTTINGHILL SUITES | Apt | 124 | 4 | $901K | $1,595 |
| THE CREEK @ BUKIT | Condo | 260 | 2 | $1.33M | $1,935 |
| SUITES AT BUKIT TIMAH | Apt | 71 | 1 | $870K | $1,684 |
| TERRENE AT BUKIT TIMAH | Condo | 172 | 1 | $1.04M | $1,968 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $2.29M | $2.29M | $2.29M | $2,363 |
| 2026-08 | 2 | $1.81M | $1.73M | $1.9M | $1,980 |
| 2026-07 | 1 | $1.81M | $1.81M | $1.81M | $1,955 |
| 2026-06 | 2 | $1.66M | $1.4M | $1.93M | $1,708 |
| 2026-03 | 1 | $2.6M | $2.6M | $2.6M | $2,654 |
| 2025-12 | 1 | $2.32M | $2.32M | $2.32M | $2,368 |
| 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) |
|---|---|---|---|---|---|
| FORETT@BUKIT TIMAH | Apt | 633 | 4 | $2.23M | $2,323 |
| THE CREEK @ BUKIT | Condo | 260 | 4 | $1.87M | $1,993 |
| 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) |
|---|---|---|---|---|---|
| 2026-08 | 4 | $2.03M | $1.62M | $2.39M | $1,868 |
| 2026-07 | 3 | $1.8M | $1.68M | $1.98M | $1,676 |
| 2026-06 | 2 | $2.3M | $2.3M | $2.31M | $2,162 |
| 2026-05 | 4 | $2.1M | $1.68M | $2.68M | $1,875 |
| 2026-04 | 1 | $2.22M | $2.22M | $2.22M | $2,121 |
| 2026-03 | 4 | $1.78M | $1.69M | $1.95M | $1,674 |
| 2026-02 | 1 | $1.87M | $1.87M | $1.87M | $1,773 |
| 2026-01 | 1 | $1.74M | $1.74M | $1.74M | $1,684 |
| 2025-12 | 2 | $2.06M | $1.77M | $2.36M | $1,890 |
| 2025-11 | 6 | $2.09M | $1.67M | $2.7M | $1,957 |
| 2025-10 | 2 | $1.76M | $1.75M | $1.78M | $1,574 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| SIGNATURE PARK | Condo | — | 13 | $1.79M | $1,727 |
| DAINTREE RESIDENCE | Condo | 327 | 6 | $2.29M | $2,134 |
| HIGH OAK CONDOMINIUM | Condo | — | 6 | $1.7M | $1,444 |
| FORETT@BUKIT TIMAH | Apt | 633 | 3 | $2.62M | $2,376 |
| TERRENE AT BUKIT TIMAH | Condo | 172 | 2 | $2.31M | $2,112 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $2.41M | $2.41M | $2.41M | $1,736 |
| 2026-08 | 2 | $2.55M | $2.5M | $2.59M | $1,826 |
| 2026-07 | 2 | $2.9M | $2.46M | $3.33M | $2,000 |
| 2026-06 | 4 | $2.36M | $1.99M | $2.52M | $1,683 |
| 2026-05 | 1 | $2.33M | $2.33M | $2.33M | $1,933 |
| 2025-12 | 2 | $2.19M | $1.85M | $2.53M | $1,626 |
| 2025-11 | 4 | $2.45M | $2.32M | $2.58M | $1,748 |
| 2025-10 | 4 | $2.25M | $1.82M | $2.45M | $1,697 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| SIGNATURE PARK | Condo | — | 14 | $2.47M | $1,767 |
| DAINTREE RESIDENCE | Condo | 327 | 2 | $2.83M | $2,088 |
| HIGH OAK CONDOMINIUM | Condo | — | 2 | $1.92M | $1,447 |
| KILAT CENTRE | Apt | — | 1 | $1.82M | $1,483 |
| THE CREEK @ BUKIT | Condo | 260 | 1 | $2.32M | $1,796 |
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) |
|---|---|---|---|---|---|
| 2026-09 | 2 | $3.79M | $3.08M | $4.5M | $2,017 |
| 2026-06 | 2 | $2.88M | $2.68M | $3.08M | $1,607 |
| 2026-03 | 1 | $2.6M | $2.6M | $2.6M | $1,610 |
| 2026-01 | 1 | $3.2M | $3.2M | $3.2M | $1,882 |
| 2025-11 | 1 | $3.2M | $3.2M | $3.2M | $1,882 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE CREEK @ BUKIT | Condo | 260 | 3 | $2.79M | $1,578 |
| SIGNATURE PARK | Condo | — | 2 | $3.2M | $1,882 |
| FORETT@BUKIT TIMAH | Apt | 633 | 1 | $4.5M | $2,389 |
| JK BUILDING | Apt | — | 1 | $3.08M | $1,734 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $3.5M | $3.5M | $3.5M | $1,676 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| TERRENE AT BUKIT TIMAH | Condo | 172 | 1 | $3.5M | $1,676 |
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 51.9% 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.KISMIS COURT 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, statistics, distances and other data shown on this page are derived from publicly available sources, including Urban Redevelopment Authority (URA) transaction records, and are provided for general informational purposes only. While reasonable efforts are made to keep the information accurate and up to date, the data may contain errors, omissions, delays or inaccuracies. All figures, calculations, trends, market insights and distance measurements are estimates only and should not be relied upon for contractual, legal, financial, investment, valuation, planning or other official purposes. Distance information is approximate and should not be used for actual access, eligibility, proximity, planning or assessment purposes. Users should independently verify all information with the relevant authorities, official records or other appropriate sources before making any decision or entering into any agreement.
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