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KISMIS VIEW

Lorong Kismis · D21 Bukit Timah
Condominium99-year
—
median $psf
—
median rent · psf/mo
—
gross rental yield
—
highest floor
43
total units
1984
TOP / completion
48
/ 100
HomeVestor Investor Score
Best for: Family demand
Watch out for: Short remaining lease, Small project, Thin transactions
Data confidence: Low · overall risk: High
Yield—
Cashflow—
Liquidity0
Growth57
Family87
How is this worked out? — this project’s 3 sub-scores, from its own data
Each sub-score is 0–100 (higher = better), built from this project’s actual figures — here are the exact drivers behind each one.
Capital growth · 57
Nearest growth node: Jurong Lake District — ~3.2 km away (under construction) → 65 · Nearest MRT ~701 m (Beauty World) → 50 · Price momentum — too few recent sales to score  =  average
Exit liquidity · 0
43 units → 0 · 0 sales in 12 mo → 0 · 0 rental contracts → 0  =  average
Family demand · 87
Oversubscribed school within 1 km (Pei Hwa Presbyterian Primary School, 2.0× demand) → 87
Overall · 48
The average of the 3 sub-scores above.
Risk flags
Short remaining lease — ~56 yrs left, so steeper future lease decay · Small project — 43 units, thinner resale & rental liquidity · Thin transactions — 0 sales in 12 months, so the price signal is noisy · Limited rental data — 0 rental contracts, so the yield estimate is soft
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict

Kismis View is a 56-yr remaining leasehold project in D21 Bukit Timah with limited yield data, thin liquidity and strong school demand (Pei Hwa Presbyterian Primary School within 1 km). It sits ~3.2 km from its nearest growth node (Jurong Lake District) — beyond the ~3 km impact band.

Best suited for
  • Family demand buyers
Less suited for
  • pure rental-yield investors
  • buyers seeking a fresh/long lease
Key due-diligence
  • Confirm the exact unit stack, facing and floor — our figures are project medians.
  • Stress-test cashflow at +1–2% interest in the calculator below.
  • Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
  • Factor lease decay into your exit horizon.

Investment report

A plain-language read on Kismis View — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Family-demandLiquidity-thinLease-sensitivesignals — how they're defined
Why this may work
  • Oversubscribed primary school (Pei Hwa Presbyterian Primary School) within 1 km — a durable family-demand anchor.
Why this may fail / what to watch
  • Short remaining lease (~56 yrs) — faster lease decay, plus CPF-usage and financing curbs as it nears 60 yrs.
  • Thin liquidity (0 sales/12 mo · 43-unit project) — a slower, choppier exit and a softer price signal.
  • Ageing project (TOP 1984, ~42 yrs) — budget for rising maintenance and possible upgrading levies.
  • Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

Nearby projectsmedian $psf of projects within ~2.0 km$1,679 psf
HomeVestor fair range$1,595–$1,763 psf

See the D21 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).

How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.8% target gross yield for a OCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.

Long-run trend — project vs. market

Indexed to 100 at 2013 · 2013–2018

Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.

Zeroing in on one unit? Check if it’s fairly priced ›  ·  Work out what to offer ›

Popular schools nearby

Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.

Within 1 km — highest P1 priority
#22 Pei Hwa Presbyterian Primary School 656 m

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

Nearest MRT: Beauty World MRT Station · ~701 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameKISMIS VIEW
Street NameLorong Kismis
Property TypeCondominium
Tenure99 yrs from 1983 · ~56 yrs left
District / Planning AreaD21 / Bukit Timah
Completion1984
Number of units43 units
Highest floor in the project—
DeveloperAspial
Land Area (sqm)8,441
Master Plan Plot Ratio1.4

All transactions

No transactions recorded for this project yet.

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