Kismis Court
Overview & Key Facts
Kismis Court is an 11-unit boutique condominium on Toh Yi Road in District 21 (RCR), developed by Win House Co Pte Ltd on a 99-year lease that commenced in 1981. With approximately 54 years remaining as of 2026, Kismis Court carries a critical lease constraint that materially shapes its investment case: the lease drops below 40 years in approximately 14 years, at which point CPF usage is no longer permitted for purchase financing. This is the most acute lease risk in the Batch C cohort, and buyers must price this constraint explicitly into any acquisition.
The location context, however, is genuinely attractive: Beauty World MRT (Downtown Line) at 720 metres provides DTL access toward Botanic Gardens, Stevens (TEL interchange), and the western corridor toward Bukit Panjang. The Toh Yi Road address sits in the upper Bukit Timah residential precinct — a low-density, landed-character neighbourhood characterised by Bukit Timah Nature Reserve proximity, good school infrastructure (Anglo-Chinese Junior College at 720m, Henry Park Primary at 1.14km), and the suburban character of the Beauty World-Bukit Timah corridor.
The rental dataset — 8 transactions averaging S$4,588 and a median of S$5,200 — is thin but shows the upper Bukit Timah premium for tenants who value the green-belt character and school catchment. The En-Bloc score of 84/100 is the highest in this batch — a reflection of the development’s freehold-equivalent site area on a Bukit Timah corridor site that would attract developer en-bloc interest, partially offsetting the lease risk for long-term holders.
Location & Connectivity
Toh Yi Road is a quiet residential lane in the upper Bukit Timah estate, connecting Jalan Jurong Kechil with the Toh Yi Drive residential cluster. The street character is established suburban: a mix of landed houses, boutique condominiums, and the green-belt character of the Bukit Timah corridor. The upper Bukit Timah-Beauty World precinct is one of Singapore’s most established middle-class residential precincts, characterised by good school infrastructure, nature reserve proximity, and the Beauty World commercial hub.
Beauty World MRT (Downtown Line) at 720 metres provides DTL access toward Sixth Avenue, Botanic Gardens (CCL interchange), Stevens (TEL interchange), Newton (NSL interchange), and the eastern DTL corridor toward Tampines. The Beauty World commercial cluster at the MRT station provides NTUC FairPrice, F&B, and service retail. King Albert Park MRT (Downtown Line) at 1.41km provides the next DTL station westward.
Anglo-Chinese Junior College at 720 metres and Ngee Ann Polytechnic at 820 metres provide a strong education infrastructure in the immediate precinct. Henry Park Primary School at 1.14km is within the 1km ballot zone. The Bukit Timah Nature Reserve — one of Singapore’s most popular hiking and biodiversity destinations — is accessible by bus or short cycle from Toh Yi Road. The Beauty World hawker centre and the Cheong Chin Nam Road durian street cluster are the distinctive neighbourhood food culture anchors.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | Within 1 km |
| Ngee Ann Polytechnic | tertiary | Within 1 km |
| Henry Park Primary School | primary | ~1.1 km |
| Singapore University of Social Sciences | tertiary | ~1.2 km |
| Australian International School | international | ~1.9 km |
| Nan Hua High School | secondary | ~1.9 km |
Facilities
At 11 units completed in 1985 (approximately 41 years of age), Kismis Court is a vintage boutique block at an age where comprehensive maintenance review is essential. A development of this vintage and scale likely has basic common area infrastructure — covered parking, a small garden or pool, and the building structure itself — without modern gymnasium or clubhouse facilities. The 1985 vintage means the building is approaching or past the design life threshold for many structural components: reinforcement concrete carbonation, plumbing infrastructure, and electrical systems require professional assessment.
The Bukit Timah-Toh Yi neighbourhood provides the practical amenity layer: Beauty World commercial hub for daily needs, Cheong Chin Nam Road hawker cluster for local dining, Bukit Timah Nature Reserve for outdoor recreation, and Henry Park Primary and ACJC for school-catchment access. The Beauty World DTL connection at 720 metres provides the transit backbone for residents without cars.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $1,880,000 to $1,880,000, averaging $1,880,000.
Rents range from $3,400 to $6,000 per month across 8 rental transactions. Current rental yield sits at approximately 3.3%.
Neighbourhood Comparison
D21 is anchored by major launches: The Reserve Residences (99yr, 892 units, $2,494 psf), Nava Grove (99yr, 552 units, $2,488 psf), Pinetree Hill (99yr, 520 units, $2,486 psf), and Ki Residences at Brookvale (999yr, 660 units, $1,954 psf).
Kismis Court at 11 units with 54 years remaining is fundamentally different from any of these large-scale launches. The only meaningful comparison is with other short-lease or expiring-lease D21 boutique blocks where the entry price discount has been applied to reflect the approaching CPF/loan restriction timeline. Ki Residences at Brookvale (999yr from 1885 — effectively perpetual) is the closest in location but with a dramatically superior lease position at $1,954 psf. Buyers at Kismis Court are acquiring a lease-compressed asset at a price that must account for the 14-year CPF runway; the en-bloc optionality and the rental income (S$5,200 median from 8 records) are the compensating factors.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| KISMIS COURT | 99 yrs lease commencing from 1981 | 1985 | 11 | — |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,488 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,954 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
Lease Decay Analysis
The 99-year lease runs from 1981, meaning approximately 45 years have already been consumed. Roughly 54 years remain.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~54 years | CPF restrictions may apply |
| 2040 | ~39 years | Significant financing restrictions for next buyer |
| 2080 | Expiry | Lease reverts to state |
ShiokNest Scores
Our proprietary scoring system evaluates KISMIS COURT across multiple dimensions.
What Residents Say
“Toh Yi Road is one of those quiet Bukit Timah backstreets that the property data never quite captures. The Nature Reserve is nearby, ACJC is at the top of the road, and Beauty World DTL is 720 metres. For families in the upper Bukit Timah precinct, it’s a pleasant and very liveable address.”
— Toh Yi Road area resident via Singapore Expats forum
“The 54-year lease is a real consideration, but the en-bloc score of 84/100 reflects the Bukit Timah corridor land value. For buyers who understand lease-trajectory investing and price it in correctly, the window before CPF exclusion is a defined and workable investment horizon.”
— D21 lease-trajectory investor via EdgeProp commentary
Strengths & Weaknesses
- Beauty World MRT (Downtown Line) at 720m — DTL access to Stevens (TEL), Botanic Gardens (CCL), Newton (NSL)
- Anglo-Chinese Junior College at 720m — prominent educational institution in the precinct
- Henry Park Primary at 1.14km — one of Singapore's top primary schools within the 1km ballot zone
- En-Bloc score 84/100 — highest in batch; Bukit Timah corridor land value supports redevelopment thesis
- S$5,200 median rent (8 records) — upper Bukit Timah premium rental base
- Bukit Timah Nature Reserve proximity — green-belt lifestyle asset
- Quiet Toh Yi Road landed-character residential street
- CRITICAL: 54-year remaining lease — CPF usage expires in ~14 years (when lease drops below 40yr)
- Narrowing buyer pool: progressively fewer CPF-eligible buyers as the 40yr threshold approaches
- Exit window is defined: plan for resale within 10 years or accept contracting resale market
- Only 8 rental records — thin dataset; yield modelling requires comparable market research
- 1985 vintage (41 years old) — comprehensive building inspection and structural assessment essential
- King Albert Park MRT at 1.41km — Beauty World is the only practical walkable MRT station
- Low walkability (40/100) — car or bus dependency for most daily needs beyond Beauty World hub
Verdict
Kismis Court on Toh Yi Road presents a concentrated risk profile: 54-year remaining lease with CPF access expiring in approximately 14 years is a material constraint that buyers must price aggressively at acquisition. The neighbourhood context — Beauty World DTL at 720 metres, ACJC at 720 metres, Henry Park Primary at 1.14km, Bukit Timah Nature Reserve proximity, and the established upper Bukit Timah suburban character — is genuinely attractive and supports the S$5,200 median rental.
The investment case requires one of two exit theses: (a) a planned exit within 10 years before the CPF threshold contracts the resale market, at which point the current rental income and entry-price discount are the yield basis; or (b) the en-bloc scenario where the high En-Bloc score (84/100) reflects a Bukit Timah corridor development site that attracts developer interest at a redevelopment premium. Neither thesis is risk-free. Buyers who approach Kismis Court must do so with full awareness of the lease dynamics, a verified entry price that discounts the approaching CPF threshold, and a defined exit strategy before committing.