View at Kismis sits along Kismis Avenue in the Upper Bukit Timah pocket of District 21, where the Clementi Park hillside meets the Bukit Timah forest edge. Completed in 2021 by a mid-sized developer on a 99-year lease commencing 2019, this 186-unit project still carries roughly 92 years on the clock — the kind of fresh-lease cushion that the Singapore Land Authority treats as financing-neutral for CPF and bank valuation purposes. The pitch is straightforward: a fresh-lease RCR address inside a Downtown Line catchment, walking distance to a nature reserve, and inside one of the most contested school zones on the island.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 21 spans Upper Bukit Timah, Clementi Park, and Ulu Pandan — one of the inner-Rest-of-Central-Region pockets that the Urban Redevelopment Authority tracks within its non-landed price index. RCR has outperformed CCR on capital growth since the 2018 and 2023 ABSD recalibrations, which loaded foreign-buyer stamp duty to 60% and pushed upgrader demand into fresh-lease city-fringe stock exactly like this. View at Kismis sits inside a structurally supply-constrained pocket: the Kismis Avenue strip is hemmed in by low-rise landed enclaves, Toh Yi Drive HDB blocks, and the Bukit Timah Nature Reserve buffer. New collective sales within a 600m radius are rare, which underpins the bull case for fresh-lease mid-size projects in this band. See the full segment view in our District 21 profile.
We track 69 sales and 30 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VIEW AT KISMIS dashboard.
- Average sale price: $1,592,157 across 69 transactions
- Estimated gross rental yield: 2.8%
- District 21 PSF ranking: Above average (top 28%)
- 99 yrs lease commencing from 2019 · RCR · D21 · 186 units
About VIEW AT KISMIS
VIEW AT KISMIS is a 99 yrs lease commencing from 2019 condominium, located at LORONG KISMIS in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park) (Rest of Central Region), comprising 186 residential units, completed in 2021.
With approximately 92 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VIEW AT KISMIS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 39 | $1,975 psf | $1,303,134 |
| 2 BR | 14 | $1,978 psf | $1,617,706 |
| 3 BR | 16 | $1,788 psf | $2,274,296 |
Sales Market Overview
VIEW AT KISMIS has recorded 69 sale transactions with an average transaction price of $1,592,157, ranging from $991,000 to $2,750,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 23 | $1,710 psf | $1,654,308 | — |
| 2023 | 7 | $2,018 psf | $1,673,698 | ↑ 18.0% |
| 2024 | 22 | $2,045 psf | $1,546,364 | ↑ 1.3% |
| 2025 | 17 | $2,051 psf | $1,533,758 | ↑ 0.3% |
VIEW AT KISMIS ranks in the top 28% of condos in District 21 by average PSF.
Compared to the RCR average of $2,047 psf, VIEW AT KISMIS trades 5.6% below the segment benchmark.
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Rental Market Overview
VIEW AT KISMIS has recorded 30 rental transactions with monthly rents averaging $3,770/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 12 | $3,733/mo | $3,200/mo | $5,100/mo |
| 2 BR | 15 | $3,500/mo | $3,100/mo | $4,100/mo |
| 3 BR | 2 | $4,150/mo | $4,000/mo | $4,300/mo |
| 5+ BR | 1 | $7,500/mo | $7,500/mo | $7,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2025 | 27 | $3,778/mo |
| 2026 | 3 | $3,700/mo |
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Investment Analysis
Based on average rents and sale prices, VIEW AT KISMIS delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 21
Side-by-side comparison against the most actively traded condos in District 21 (Upper Bukit Timah, Ulu Pandan, Clementi Park):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 892 | $2,494 psf | 722 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 552 | $2,489 psf | 541 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 520 | $2,486 psf | 519 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 660 | $1,955 psf | 481 |
| FORETT@BUKIT TIMAH | Freehold | 633 | $2,130 psf | 357 |
Location Map
Map shows VIEW AT KISMIS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VIEW AT KISMIS
- Beauty World MRT
- Anglo-Chinese Junior College
- Ngee Ann Polytechnic
- Henry Park Primary School
Nearby MRT Stations
VIEW AT KISMIS is 810m from Beauty World MRT (Downtown Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Beauty World | DT5 | Downtown Line | 810m |
Nearby Schools
There are 6 schools within 2 km of VIEW AT KISMIS, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | Jc | 800m |
| Ngee Ann Polytechnic | Tertiary | 880m |
| Henry Park Primary School | Primary | 1.2 km |
| Singapore University of Social Sciences | Tertiary | 1.3 km |
| Nan Hua High School | Secondary | 1.8 km |
| Australian International School | International | 1.9 km |
- Fresh-lease arithmetic — 99 years from 2019 means roughly 92 years remaining, comfortably clear of the 60-year CPF usage threshold and the 30-year bank LTV taper that the Monetary Authority of Singapore applies to ageing leasehold stock. Pressure-test the gap with our Lease Decay Calculator.
- Downtown Line dual-station catchment — King Albert Park (DTL) is the nearer station with Beauty World (DTL) within a longer walk or one stop away. DTL gives a single-seat ride into Bugis, Promenade, and the Bayfront employment cluster — useful for the dual-income family buyer who tends to anchor this pocket.
- School-zone fit — the address falls inside the 1km and 2km priority bands of Methodist Girls’ School and Pei Hwa Presbyterian Primary, two consistently oversubscribed Phase 2C schools. Family buyers willing to pay a premium for the registration advantage form a durable demand floor.
- Nature-reserve adjacency — Bukit Timah Nature Reserve and the Rail Corridor are minutes away. Low-density, low-traffic surroundings command a daily liveability premium that does not show up in PSF screens but matters at resale.
- Mid-size unit count — 186 units is the sweet spot: small enough to retain a low-density feel, large enough to support a viable facilities deck and reasonable maintenance amortisation. Compare like-for-like via our side-by-side tool or the RCR price heatmap.
- ABSD overhang for non-citizen buyers — the IRAS ABSD schedule imposes 60% on foreigners and 20% on PRs buying a first residential property. The expat-family demand pool that historically chased Bukit Timah school catchments has thinned materially since 2023.
- Mid-size resale velocity — 186 units transacts faster than a 72-unit boutique but slower than a 400-unit mega-development. Expect a handful of concurrent listings to set the ceiling during quiet quarters, and budget realistic marketing time on exit.
- Lease starts ticking now — unlike a 999-year or freehold address, the 99-year clock is non-renewable. CPF and bank financing tighten meaningfully once the lease drops below 60 years, which is a multi-decade horizon but a relevant input for buyers planning to hold across two generations.
- Premium already partly priced in — fresh-lease school-zone RCR stock launched and resold at a visible premium to older 99-year competitors in the same band. The discount-to-fair-value play is narrow; the thesis here is steady compounding rather than mispricing rescue.
View at Kismis is built for the Singapore citizen family buyer who values school-zone access, Downtown Line connectivity, and a fresh-lease balance sheet over yield arithmetic. The natural fit is a dual-income household with one or more primary-school-bound children, planning a 10-plus-year hold and comfortable with sub-3.5% gross yields in exchange for liveability and registration optionality. It also suits a long-horizon investor parking capital in fresh-lease RCR stock with structural family-tenant demand. It is a poor fit for first-timer upgraders chasing the lowest possible quantum, yield-led investors who can extract more from OCR new launches, or anyone who needs liquid exit inside three years — 186-unit projects in quiet quarters do not transact on demand. Run the numbers through our Buy vs Rent and Affordability tools before committing.
View at Kismis is a credible fresh-lease RCR hold for the family buyer who prices school access, DTL connectivity, and nature-reserve adjacency above near-term capital growth. The 92-year lease balance is the structural anchor; the 186-unit count is the liquidity Goldilocks zone — not boutique-thin, not mega-development noisy. We would not buy this purely for yield, nor for a three-year flip. We would consider it as a long-duration allocation for a Singapore citizen family with school-zone priorities and the cash flow to absorb modest yield. Negotiate carefully on quantum — the fresh-lease school premium is real but already partly in the price.
FAQ
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Is VIEW AT KISMIS freehold or leasehold?
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Is View at Kismis inside any priority school zones?
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 69 transactions analysed
- Rental data: 30 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for VIEW AT KISMIS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.