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
VIEW AT KISMIS
LORONG KISMIS
680 mBEAUTY WORLD MRT STATION
$1.35MMedian transacted price
6Transactions in latest 12 months
501–780 sqftMost popular unit size
VIEW AT KISMIS Market Snapshot
▼ -10.2%
From 12-Month High
Peak: Jun 2026Based on latest 12 months
At Low
At 12-Month Low
Low: Jul 2026Based on latest 12 months
▲ +4.0%
Vs District Median PSF
Above District 21 medianBased on latest 12 months
▲ +9.9%
Vs RCR Median PSF
Above RCR medianBased on latest 12 months
3.2%
12M Turnover Rate
6 sales / 186 units
Latest 12-month sales
6
Up to latest imported transaction
Median transacted price
$1.35M
Latest 12 months
Median PSF
$1,965
Latest 12 months
Typical recorded price range
$1.23M – $1.38M
20th to 80th percentile
Latest transacted price
$1.23M
592 sqft · 1 Jul 2026
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: October 2026•Last updated: 12 Oct 2026
VIEW AT KISMIS Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Aug 2021 to Jul 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Nov 2025 to Oct 2026.
Most popular unit size501–780 sqft
Median Sold Size694 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
Recent Transactions by Unit Size
500 – 780 sqft Average Price Trend
500 – 780 sqft Transaction Volume
500 – 780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.23M | $1.23M | $1.23M | $2,078 |
| 2026-06 | 1 | $1.37M | $1.37M | $1.37M | $1,958 |
| 2026-05 | 2 | $1.24M | $1.1M | $1.38M | $1,899 |
| 2025-12 | 2 | $1.36M | $1.33M | $1.39M | $1,959 |
500 – 780 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Apt | 01 to 05 | 592 sqft | $2,078 | $1.23M |
| 2026-06 | Apt | 01 to 05 | 700 sqft | $1,958 | $1.37M |
| 2026-05 | Apt | 01 to 05 | 700 sqft | $1,972 | $1.38M |
| 2026-05 | Apt | 01 to 05 | 603 sqft | $1,825 | $1.1M |
| 2025-12 | Apt | 01 to 05 | 700 sqft | $1,987 | $1.39M |
| 2025-12 | Apt | 01 to 05 | 689 sqft | $1,931 | $1.33M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
VIEW AT KISMIS Location & Nearby Amenities
Explore VIEW AT KISMIS 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
VIEW AT KISMIS Nearby Amenities
Closest amenities from VIEW AT KISMIS. Distances are straight-line estimates.
MRT / LRT
- BEAUTY WORLD MRT STATION680 mDT5Downtown Line
- KING ALBERT PARK MRT STATION1.6 kmDT6Downtown Line
- HUME MRT STATION1.8 kmDT4Downtown Line
Bus Interchanges
- Bukit Batok Bus Interchange2.5 kmBt Batok Ctrl
- Clementi Bus Interchange2.7 kmClementi Ave 3
Shopping Malls
- Beauty World Plaza780 mUpper Bukit Timah Road
- Beauty World Centre840 mUpper Bukit Timah Road
- Bukit Timah Shopping Center850 mUpper Bukit Timah Road
- The Rail Mall2.3 kmUpper Bukit Timah Road
Primary Schools
- BUKIT TIMAH PRIMARY SCHOOL380 mLORONG KISMIS
- PEI HWA PRESBYTERIAN PRIMARY SCHOOL690 mPEI WAH AVENUE
- METHODIST GIRLS' SCHOOL (PRIMARY)1.5 kmBLACKMORE DRIVE
- KEMING PRIMARY SCHOOL1.7 kmBUKIT BATOK EAST AVENUE 6
Secondary Schools
- METHODIST GIRLS' SCHOOL (SECONDARY)1.6 kmBLACKMORE DRIVE
- BUKIT VIEW SECONDARY SCHOOL2.2 kmBUKIT BATOK STREET 21
- HILLGROVE SECONDARY SCHOOL2.5 kmBUKIT BATOK STREET 52
Post-Secondary
- NGEE ANN POLYTECHNIC730 mCLEMENTI ROAD
- SINGAPORE POLYTECHNIC3.2 kmDOVER ROAD
- MILLENNIA INSTITUTE3.5 kmBUKIT BATOK WEST AVENUE 8
Childcare Centres
- PARIPOSA PTE LTD200 mTOH TUCK ROAD
- PCF SPARKLETOTS PRESCHOOL @ BUKIT TIMAH BLK 12 (CC)280 mTOH YI DRIVE
- EARLY LEARNING'S FUN PRESCHOOL PTE. LTD.360 mENG KONG ROAD
- CREATIVE THINKERS PRESCHOOL PTE. LTD.390 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)2.9 kmCLEMENTI AVENUE 3
Kindergartens
- Glory Kindergarten590 mPEI WAH AVENUE
- The Little House (Montessori) Pte Ltd1.4 kmJALAN KERIA
- Ar-Raudhah Mosque Kindergarten2.2 kmBUKIT BATOK EAST AVENUE 2
- PCF Sparkletots Preschool @ Bukit Batok East Blk 241 (KN)2.2 kmBUKIT BATOK EAST AVENUE 5
Hawker Centres
- Bukit Timah Interim Hawker Centre and Market620 mJALAN SEH CHUAN
- Bukit Timah Market690 mUpper Bukit Timah Road
- Clementi Ave 2 Blk 353 (Clementi Ave 2 Market/Cooked Food Centre)2.7 kmClementi Ave 2
Supermarkets
- U Stars Supermarket380 mToh Yi Drive
- Giant Express790 mUpper Bukit Timah Road
- FairPrice900 mJalan Anak Bukit
- Cold Storage1.5 kmDunearn Road
Hospitals
- JURONG COMMUNITY HOSPITAL2.8 kmJURONG EAST STREET 21
- NG TENG FONG GENERAL HOSPITAL2.8 kmJURONG EAST STREET 21
Polyclinics
- Clementi Polyclinic2.9 kmClementi Avenue 3
- Bukit Batok Polyclinic2.9 kmBukit Batok West Avenue 3
Parks
- ENG KONG GARDEN PG190 m
- CHENG SOON GARDEN PG310 m
- ENG KONG PLACE FC510 m
Libraries
- Bukit Batok Library2.7 kmBukit Batok Central Link
- Clementi Library2.7 kmCommonwealth Avenue West
Community Clubs
- Bukit Timah CC (Pending U/C)290 mToh Yi Drive
- Bukit Batok East CC (U/C)1.8 kmBukit Batok East Avenue 4
Sport Facilities
- Bukit Batok Swimming Complex2.6 kmBukit Batok Street 22
- Clementi Sport Centre3.1 kmClementi Avenue 3
- Bukit Gombak Sport Centre3.1 kmBukit Batok West Avenue 5
Featured Listings
Properties currently available through Homy, with priority given to listings in VIEW AT KISMIS.
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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
VIEW AT KISMIS Market Position & Nearby Transactions
How VIEW AT KISMIS compares with District 21 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,9656 project sales
District 21 Median PSF$1,890Median across district projects with recorded sales
Difference vs District+4.0%Above district median
Transactions Within 1 km113Recorded in the latest 12 months
Position Within District 21
VIEW AT KISMIS is more affordable than 42% of District 21 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
49of 84 District 21 projects with recorded sales
District reference range$1,268 – $2,636 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 | 47 m | 198442 yrs old | — | 0 | — |
| DAINTREE RESIDENCE | 120 m | 20224 yrs old | 327 | 29 | $2,026 |
| KISMIS COURT | 138 m | 198541 yrs old | — | 0 | — |
| HIGH OAK CONDOMINIUM | 230 m | — | — | 8 | $1,433 |
| KISMIS LODGE | 240 m | — | — | 0 | — |
| TOH YI COURT | 254 m | 198541 yrs old | — | 0 | — |
| ENG KONG GREEN | 264 m | 199828 yrs old | — | 2 | $1,537 |
| TOH TUCK LODGE | 270 m | 200323 yrs old | — | 0 | — |
| NOTTINGHILL SUITES | 273 m | 201610 yrs old | 124 | 4 | $1,564 |
| GREEN LODGE | 295 m | 198442 yrs old | — | 0 | — |
| THE CREEK @ BUKIT | 295 m | 20179 yrs old | 260 | 10 | $1,941 |
| SIGNATURE PARK | 307 m | 199828 yrs old | — | 26 | $1,748 |
| FORETT@BUKIT TIMAH | 312 m | 20242 yrs old | 633 | 20 | $2,333 |
| GOODLUCK GARDEN | 316 m | 198442 yrs old | — | 0 | — |
| THE BEVERLY | 355 m | 201313 yrs old | 118 | 4 | $1,838 |
| TERRENE AT BUKIT TIMAH | 361 m | 201412 yrs old | 172 | 3 | $2,070 |
| HIGHGATE | 408 m | 199531 yrs old | — | 4 | $1,505 |
| KILAT CENTRE | 423 m | 198937 yrs old | — | 0 | — |
| SUN COURT | 438 m | 198541 yrs old | — | 0 | — |
| SUITES AT BUKIT TIMAH | 457 m | — | 71 | 3 | $1,880 |
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 | 5 | $1.38M | $870K | $1.63M | $2,063 |
| 2026-08 | 4 | $1.45M | $1.29M | $1.7M | $2,138 |
| 2026-07 | 5 | $1.47M | $1.25M | $1.67M | $2,123 |
| 2026-06 | 4 | $1.31M | $906K | $1.5M | $1,841 |
| 2026-05 | 4 | $1.24M | $760K | $1.42M | $1,837 |
| 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 | 5 | $1.48M | $1.34M | $1.6M | $2,171 |
| 2025-10 | 4 | $1.42M | $1.04M | $1.68M | $2,071 |
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 | 13 | $1.5M | $2,305 |
| 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 | 2 | $1.83M | $1.79M | $1.87M | $1,678 |
| 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 |
| THE BEVERLY | Apt | 118 | 1 | $1.79M | $1,582 |
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 | 2 | $2.2M | $2.07M | $2.33M | $1,664 |
| 2026-03 | 1 | $1.9M | $1.9M | $1.9M | $1,412 |
| 2025-12 | 2 | $2.19M | $1.85M | $2.53M | $1,626 |
| 2025-11 | 6 | $2.36M | $2.03M | $2.58M | $1,717 |
| 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 |
| HIGHGATE | Condo | — | 4 | $2.09M | $1,528 |
| 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 | $3.09M | $2.68M | $3.5M | $1,713 |
| 2026-03 | 1 | $2.6M | $2.6M | $2.6M | $1,610 |
| 2026-01 | 1 | $3.2M | $3.2M | $3.2M | $1,882 |
| 2025-11 | 3 | $3.13M | $2.78M | $3.41M | $1,853 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE BEVERLY | Apt | 118 | 3 | $3.23M | $1,874 |
| 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 |
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
VIEW AT KISMIS recorded 6 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 4.0% above the District 21 project median, indicating a premium relative to the wider district market.
Within 1 km, 20 nearby condominiums were identified; 11 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.VIEW AT KISMIS Project Details
Developer
Roxy-TE2 Development Pte Ltd
Property type
Condominium
District
District 21 - Upper Bukit Timah / Clementi Park
Market segment
Rest of Central Region
Tenure
99 yrs lease commencing from 2019
TOP
2024
Total units
186
Postal code
598002
About VIEW AT KISMIS
VIEW AT KISMIS is a condominium in Singapore District 21, completed in 2024 with 99 yrs lease commencing from 2019. It recorded 6 transactions during the latest 12-month period in the database, with a median transacted price of $1.35M and a median of $1,965 psf. The most frequently transacted size range is 501–780 sqft, representing 100.0% of transactions with recorded floor area. BEAUTY WORLD MRT STATION is approximately 680 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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