CommercialRESIDENTIALLeaseholdDistrict 21 · Bukit Timah

View At Kismis

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2022

Quick Summary

View At Kismis is a commercial building in District 21 · Bukit Timah, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 1.4. It is leasehold with roughly 92 years remaining. 2 transactions are on record since 1995, most recently in Apr 2022. ACRA records 1 live company registration at this address.

The facts are here — now get the verdict on View At Kismis.

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What are the key facts about View At Kismis?

Key takeawayView At Kismis is a commercial building in District 21 · Bukit Timah, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4
Tenure: Leasehold
District / Area: District 21 · Bukit Timah
Address: 25 Lorong Kismis
Land area: 8,441 sqm
Completed: 2023 (per CommercialGuru)
Storeys: 5 (© OpenStreetMap contributors)
Developer: Roxy-TE2 Development Pte Ltd (per CommercialGuru)
Total units (CommercialGuru's count): 2
Strata lots (whole development, MCST): 188
Managing agent: SAVILLS PROPERTY MANAGEMENT PTE LTD
Strata formed: 2025 (MCST 4948)
Submarket: City Fringe
Units with a recorded sale: At least 2
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 1

What are the specs at View At Kismis?

Key takeawayThe building's specs as its sources state them — the listing agent or the management can confirm a unit's own.

Facilities: car park, drop-off point, swimming pool, 24-hour security; Source: CommercialGuru

About View At Kismis

View At Kismis is a mixed-use building in Bukit Timah (District 21). It is located along Lorong Kismis, Singapore 596189.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 1.4.

The site is leasehold, with about 92 years remaining on the lease. It occupies roughly 8,441 sqm of land with about 13,000 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$3,512 psf. The most recent was in April 2022.

2 businesses are currently registered at this address with ACRA.

The nearest MRT is Beauty World MRT, 738 m away (about a 12-minute walk). The closest bus stop (Hse No. 45) is 126 m away (about a 2-minute walk).

What is View At Kismis zoned as?

Key takeawayView At Kismis sits on land zoned RESIDENTIAL with a gross plot ratio of 1.4.

Land-use zone: RESIDENTIAL
Gross plot ratio: 1.4

Run the full zoning report for this building →

What has View At Kismis sold for?

Key takeaway2 transactions are on record since 1995, most recently in Apr 2022 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2022	Retail	S$643k	183 sqft	$3,514
Apr 2022	Retail	S$680k	194 sqft	$3,510

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at View At Kismis rent for?

Key takeawayNo street- or building-level rent is published here. Across District 21 retail, retail space rented at a median of $9.06 psf a month in 2026Q3, with the middle half of leases between $6.85 and $12.39. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 21 retail

Region band · 2026Q3

25th pct

$6.85

$73.69 psm

Median

$9.06

$97.54 psm

75th pct

$12.39

$133.41 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 21 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around View At Kismis

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Islandwide: Rent S$28.15 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Other City Areas: Rent S$21.21 psf/mth · Vacancy 7.4% (1Q 2026) · Planned / under construction 0.73m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What's been approved at View At Kismis?

Key takeawayURA has approved 1 change of use at View At Kismis since 2000, most recently in 2025. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

23 Jul 2025ApprovedFloor 1
Change of use to restaurant
Proposed change of use of units #01-XX and #01-XX to restaurant

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

How does Lorong Kismis price?

Strata sales on the street (5y)

Too few strata sales on this street to support a median — the count is shown without one.

Street figures cover strata deals only — land and strata PSF are not comparable.

What do commercial rents run near View At Kismis?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Indicative area yield — District 21 retail

Gross yield (area)

3.4%

3.1% net of property tax

Rent side (median of bands)

$97.54 psm/mo

2026Q3

Price side (strata, 5y)

$3,167 psf

78 sales

An INDICATIVE AREA yield for District 21 retail — NOT this building's yield, and not any unit's. Commercial rents are published as a district percentile grid, so both halves describe the district.

Priced on STRATA sales only: rent is quoted per unit of lettable area, and commercial land PSF runs far above strata — mixing them would shift the ratio sharply.

Net deducts the 10% non-residential property tax ONLY — not vacancy, maintenance, agent fees, financing, or the 9% GST on purchase.

Retail rents — District 21 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 4 & Above · 30 & Below	$75.00	$95.93	$296.05
B1 & Below · 30 & Below	$129.54	$130.87	$131.18
Level 2 & 3 · 30 & Below	$72.37	$91.30	$135.64
Level 1 · 30 & Below	$116.15	$117.71	$140.36
Level 2 & 3 · >30 - 100	$81.25	$90.65	$96.86
Level 1 · >30 - 100	$71.20	$99.14	$117.50
B1 & Below · >30 - 100	$69.66	$112.84	$146.06
Level 1 · >100 - 300	$71.86	$89.37	$105.73

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is near View At Kismis?

Key takeawayThe nearest MRT/LRT is Beauty World MRT, about 739 m away — and 2 competing retail premisess operate nearby.

Getting around

Beauty World MRT739 m · ~12 min

Amenities nearby

Hse No. 45 · 126 mEng Kong Garden Pg · 147 mEducational Institution · 237 mParkway Shenton Medical Group (Toh Yi) · 243 mBukit Timah Community Club · 338 mPlace Of Worship · 351 mBeauty World MRT Exit C · 677 m

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

Bukit Timah Market · 659 mKap Mall · 1.0 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at View At Kismis

Key takeawayThe nearest station is Beauty World (DT5), 677 m away — a moderately busy station, with about 33,000 taps in and out on an average weekday. 4 public car parks are within 500 m.

Foot traffic: busier than 4% of retail buildings

nearest MRT/LRT Beauty World (DT5) 677 m, about 33,000 taps a weekday; bus stops within 400 m: 9, about 7,555 taps a weekday; Bukit Timah: 21,362 resident workers (Census 2020, by workplace); about 26,000 residents within 1 km (June 2026); 0 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Beauty World (DT5)677 m · about 33,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to View At Kismis. Transfers between lines don't tap, so interchanges read low.

Bus

9 bus stops within 400 m, with 7,555 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 21 Toh Yi Drive (HDB)223 m
S$0.60 per half-hour at midday on a weekday · gantry 2.5 m
Blk 17/18 Toh Yi Drive (HDB)359 m
S$0.60 per half-hour at midday on a weekday
Blk 1-19 Toh Yi Drive (HDB)396 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m
Blk 1A Toh Yi Drive (HDB)487 m
S$0.60 per half-hour at midday on a weekday · gantry 1.9 m

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Hillview Terrace, 2.1 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. View At Kismis's own car park, if it has one, and its charges are not in the open data.

Who's registered at View At Kismis?

Key takeaway1 live company (and LLPs and branches; sole proprietors are not counted) list View At Kismis as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
1

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

Frequently asked questions about View At Kismis

Where is View At Kismis?⌄

View At Kismis is at 25 Lorong Kismis, Singapore 596189, in the Bukit Timah planning area.

What is View At Kismis zoned as?⌄

View At Kismis sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 1.4.

What is the tenure of View At Kismis?⌄

View At Kismis is leasehold. About 92 years remain on the lease.

What have units at View At Kismis sold for?⌄

Across 2 recorded transactions, the median price is S$3,512 psf. The latest was in April 2022.

What is the nearest MRT station to View At Kismis?⌄

Beauty World MRT is the closest, 738 m away (about a 12-minute walk).

How many businesses are registered at View At Kismis?⌄

2 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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This development is also registered as the residential project View At Kismis.

Read the figures right

Completion year: as CommercialGuru states it, not checked against an official record. Sales records start in 1995, which says nothing about when a building was built.

Developer: as CommercialGuru names it, not checked against an official record.

Total units: CommercialGuru's own figure, not a verified count. Units with a recorded sale (URA caveats) are a separate figure and a lower bound.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Managing agent: as BCA's MCST register names it; it can change between register updates.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Storeys: from OpenStreetMap (© OpenStreetMap contributors), volunteer-mapped, not an official record. Shown only because no official or listed floor count is held for this building.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from CommercialGuru, BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model, OpenStreetMap (© OpenStreetMap contributors) — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.