View At Kismis
Overview & Key Facts
View at Kismis is a 99-year leasehold boutique condominium located along Lorong Kismis in the Upper Bukit Timah area of District 21. Jointly developed by Roxy-Pacific Holdings and TE2 Development, the development comprises 186 units within a low-rise 7-storey structure, completed in 2024. The name “Kismis” derives from the Malay word for raisins or grapes, and the developers drew on vineyard aesthetics to inform the warm, rustic design palette — an unusual thematic choice that distinguishes it from the generic modernism of most suburban launches.
View at Kismis sits on rising ground backed by Bukit Timah Hill, Singapore’s highest natural point and one of the last surviving patches of primary tropical rainforest on the island. The site is directly opposite the Toh Tuck Hill Estate, a low-density landed residential enclave, which ensures that the immediate surroundings remain quiet and green. With only 186 units in a 7-storey structure, the development maintains a genuinely low-rise character that is consistent with the neighbourhood’s established identity — a marked contrast to the high-rise towers that dominate most new launches elsewhere.
The lease commenced in 2019, providing approximately 92 years of remaining tenure — a comfortable position that eliminates lease-related financing concerns for decades. For buyers seeking a newly completed, low-rise development in one of Singapore’s most nature-rich residential corridors, View at Kismis offers an increasingly uncommon proposition.
Location & Connectivity
View at Kismis is located in the Upper Bukit Timah area, with Beauty World MRT (Downtown Line) approximately 800–900 metres away — an 11-minute walk or a short bus ride. The Downtown Line provides direct rail access to the CBD, Bugis, and Marina Bay, making the commute to the financial district straightforward despite the suburban address. The upcoming Cross Island Line Phase 2 (expected 2032) will add a King Albert Park interchange station just one stop from Beauty World, significantly enhancing the area’s rail connectivity.
The immediate neighbourhood is quintessential Upper Bukit Timah: low-rise, tree-lined, and residential in character. Bukit Timah Market & Food Centre — one of Singapore’s most popular hawker centres — is within a short drive, as is the Beauty World Centre for everyday shopping. For more comprehensive retail, Bukit Timah Plaza, The Grandstand, and King Albert Park are all accessible within minutes. The area around Beauty World MRT is currently being master-planned for an integrated transport hub with retail and community facilities, which will improve amenity access for the broader Bukit Timah corridor.
The education infrastructure is among Singapore’s strongest. Bukit Timah Primary School is within 1 km, and Pei Hwa Presbyterian Primary is also nearby. The broader Bukit Timah education belt — Hwa Chong Institution, National Junior College, Raffles Girls’ School, Nanyang Girls’ High School, and Methodist Girls’ School — represents arguably the densest concentration of elite schools in Singapore.
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 | ~1.2 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 |
Facilities
Despite its boutique size, View at Kismis packs in over 30 facilities across its compact footprint. The amenity roster includes a swimming pool, jet pool, aqua bed, bubble pool, waterfall valley, canopy gym, maze garden, and serenity lawn, among others. The rooftop features sky terraces with views toward Bukit Timah Hill. The facility design embraces the vineyard theme with warm materials and naturalistic landscaping that blends with the surrounding greenery. For a 186-unit development, the variety is impressive, even if the scale of individual facilities is necessarily intimate.
“The design is unique and the facilities are thoughtfully curated. The vineyard theme gives it real character. The views toward Bukit Timah Hill from the upper floors are outstanding.”
— New resident review via PropertyGuru
The practical caveat is that boutique-scale facilities are designed for small-scale use. The pool is adequate for residents but not resort-sized, and the gym is compact. During peak hours, shared amenities can feel busy relative to larger developments that spread 50+ units per facility across more expansive grounds. However, the low-rise character, thematic design coherence, and the proximity to Bukit Timah’s extensive nature network compensate — many residents use the surrounding parks and trails as their primary recreational space rather than relying solely on in-house facilities.
Unit Sizes & Layout
View at Kismis offers a mix of 1-bedroom to 4-bedroom units, with sizes starting from approximately 452 sqft for compact 1-bedrooms up to approximately 1,249 sqft for 4-bedroom configurations. The developers designed units with a diagonal orientation to achieve a north-south facing alignment, which maximises natural light and ventilation while minimising direct afternoon sun — an intelligent design decision for Singapore’s equatorial climate. Recent transactions range from $1,830 to $2,247 PSF, with an average of approximately $2,072 PSF.
Several units enjoy views of Bukit Timah Hill and the nature reserve — a genuinely premium feature given the heritage and conservation status of the forest. The 7-storey height limit means that even the top-floor units maintain a sense of connection to the surrounding landscape rather than towering above it. Unit finishings are contemporary and well-appointed, with quality sanitary ware, engineered timber flooring, and modern kitchen fittings. As a recently completed development (2024), units are in move-in condition without the renovation burden that accompanies older resale purchases.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 39 | $1,975 | $1,303,134 |
| 2 BR | 14 | $1,978 | $1,617,706 |
| 3 BR | 16 | $1,788 | $2,274,296 |
Pricing & Market Position
Based on 69 recorded transactions, sale prices range from $991,000 to $2,750,000, averaging $1,592,157 (~$1,995 psf).
Rents range from $3,100 to $7,500 per month across 30 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 19.9% (from $1,710 to $2,051 psf).
Neighbourhood Comparison
The closest competitor is The Linq @ Beauty World, another boutique freehold development in the same vicinity with better MRT proximity (directly above Beauty World MRT). The Linq commands a premium for its integrated transport access, but View at Kismis counters with larger unit sizes and a more distinctive architectural identity. For buyers who prioritise MRT convenience above all else, The Linq has the edge; for those who prefer a quieter, more nature-oriented setting, View at Kismis is the stronger choice.
Among older Bukit Timah developments, Kismis View on the same road offers freehold tenure and larger vintage units at a lower PSF, but requires significant renovation. Mayfair Modern and Mayfair Gardens nearby provide alternative new-launch options at comparable pricing. View at Kismis differentiates through its low-rise form, vineyard-themed design, and the premium of being one of the newest completions in the area — factors that appeal to buyers who want contemporary finishings without sacrificing the established Bukit Timah neighbourhood character.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| VIEW AT KISMIS | 99 yrs lease commencing from 2019 | 2021 | 186 | $1,995 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
Lease Decay Analysis
The 99-year lease runs from 2019, meaning approximately 7 years have already been consumed. Roughly 92 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~92 years | Full bank financing available |
| 2049 | ~69 years | CPF usage still unrestricted for most buyers |
| 2058 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2078 | ~39 years | Significant financing restrictions for next buyer |
| 2118 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~82 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates VIEW AT KISMIS across multiple dimensions.
What Residents Say
“If you like the idea of living in a cosy low-rise environment, in an established estate with a bit more character than the norm, and within easy reach of nature parks, then View at Kismis suits you perfectly.”
— Owner review via PropertySGnew
“The vineyard-inspired design gives View at Kismis real identity. Most new condos look the same — this one actually has character. The Bukit Timah Hill views from upper floors are simply stunning.”
— Resident review via PLB Insights
“Love the quiet neighbourhood and the access to nature. The nature reserve is literally a short walk away. Schools are excellent. The only wish is that the MRT were a bit closer.”
— Family resident via 99.co
Early resident feedback is positive, with the nature proximity, design character, and neighbourhood tranquillity as the most frequently praised attributes. The Bukit Timah Hill views from higher floors receive universal admiration. The MRT distance is the most commonly cited drawback, though residents note that the bus connectivity partially compensates. As a recently completed development, the resident community is still forming, but the early signs point toward a family-oriented, nature-appreciating demographic that aligns well with the development’s positioning.
Strengths & Weaknesses
- Newly completed (2024) — move-in condition, no renovation needed
- Low-rise 7-storey design — consistent with neighbourhood character
- Adjacent to Bukit Timah Nature Reserve — primary rainforest at doorstep
- Bukit Timah Primary School within 1 km, elite school belt nearby
- Distinctive vineyard-themed design with 30+ curated facilities
- North-south unit orientation — optimised for light and ventilation
- 92-year remaining lease — comfortable for CPF and financing
- Views of Bukit Timah Hill from higher-floor units, permanently protected
- Cross Island Line Phase 2 (2032) will enhance area connectivity
- Low-density surroundings — Toh Tuck landed estate ensures quiet setting
- Beauty World MRT is 800–900m away — 11-minute walk, not doorstep convenience
- Compact 1-bedroom units (452 sqft) are tight for comfortable living
- Boutique-scale facilities — pool and gym are intimate, not resort-sized
- 99-year lease — not freehold, unlike some older Bukit Timah peers
- Limited retail and dining in immediate vicinity — car or bus needed
- New development — community character still forming
- Premium PSF ($2,072 average) relative to older Bukit Timah options
- Peak-hour facility sharing can feel crowded for a 186-unit development
Verdict
View at Kismis occupies a distinctive niche: a newly completed, low-rise boutique development in one of Singapore’s most nature-rich and school-dense residential corridors. At an average of $2,072 PSF, it is priced competitively relative to other new Bukit Timah developments, and the 92-year remaining lease provides ample runway for financing and CPF purposes. The combination of proximity to Bukit Timah Nature Reserve, excellent school infrastructure, and the upcoming Cross Island Line connectivity improvements creates a compelling medium-to-long-term value story.
The weaknesses are characteristic of the boutique low-rise segment. The 800–900 metre walk to Beauty World MRT is manageable but not effortless, particularly in tropical heat. The compact unit sizes at the lower end (452 sqft 1-bedrooms) are tight, and the boutique-scale facilities, while well-designed, lack the breadth and capacity of larger developments. For buyers who need a serious gym, resort-scale pool, or large-format facilities, a bigger development would serve better.
For families drawn to the Upper Bukit Timah lifestyle — nature trails, elite schools, established neighbourhood character, and the quiet charm of a low-rise estate — View at Kismis delivers with genuine personality. It is a home for buyers who value character and setting over scale and spectacle, and for whom the proximity to Singapore’s premier nature reserves is a daily luxury rather than an occasional excursion.