View At Kismis
View At Kismis is a 99-year apartment in District 21 (Bukit Timah) that obtained TOP in 2024, with 186 units across 6 blocks. Across 237 transactions on record, units have recently transacted around S$1.33M (S$1,987 psf, ~700 sqft). There are 57 units for sale from S$1.25M to S$13.80M. The lease has approximately 92 years remaining.
| Tenure | 99-year leasehold from 2019 (≈92 years left) |
|---|---|
| TOP year | 2024 |
| Developer | ROXY-TE2 DEVELOPMENT PTE LTD |
| Units | 186 in 6 blocks |
| District and area | District 21 · Bukit Timah · OCR |
| Nearest MRT | Beauty World MRT, 738 m (~12 min walk) |
| Latest median psf | S$1,987 psf, last 12 URA caveats to Oct 2026 |
What's for sale and for rent at View At Kismis?
View At Kismis has 57 units listed for sale, asking S$1.25M to S$13.80M (median S$2,139 psf), and 2 units for rent at a median of S$2,000 a month.
For sale
57 listings
S$1.25M – S$13.80M
For rent
2 listings
S$2,000 – S$4,200 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 2-bedroom | 31 | S$1.25M–S$1.52M | S$2,139 psf |
| 3-bedroom | 9 | S$1.35M–S$2.10M | S$2,233 psf |
| 4-bedroom | 3 | S$2.10M–S$2.10M | S$2,352 psf |
| 5-bedroom | 11 | S$2.70M–S$2.98M | S$2,126 psf |
| 7-bedroom | 3 | S$13.80M–S$13.80M | S$1,484 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at View At Kismis?
PropKaki has 34 layouts on record for View At Kismis, from 2 to 5 bedrooms (517 sqft to 1,292 sqft).
| Bedrooms | Layouts | Sizes |
|---|---|---|
| 2 Bedroom | 22 | 517 to 710 sq ft |
| 3 Bedroom | 6 | 807 to 893 sq ft |
| 4 Bedroom | 1 | 1,012 sq ft |
| 5 Bedroom | 5 | 1,270 to 1,292 sq ft |
PropKaki holds 28 floor plans for View At Kismis.
See View At Kismis's floor plans — ask PropKaki.
Ask PropKakisqm ↔ sq ft converterLayouts digitised from developer brochures.
What is the price and PSF at View At Kismis?
Units have recently transacted around S$1.33M (S$1,987 psf), at a gross rental yield of about 3.4% (URA caveat data).
Recent median price
S$1.33M
recent · 237 sales on record
Median PSF
S$1,987 psf
recent transactions
Median rent (monthly)
S$3,719
37 rentals on record
Gross rental yield
3.4%
indicative, gross
Units currently for sale are asking a median of S$2,139 psf — about 8% above the most recent transacted PSF.
Source: URA caveat data, through Oct 2026.
What has recently sold at View At Kismis?
View At Kismis has 237 recorded sales; the most recent transacted at S$2,650,000 in Oct 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Oct 2026 | S$2,650,000 | 1,270 | S$2,086 psf |
| Jul 2026 | S$1,230,000 | 592 | S$2,078 psf |
| Jun 2026 | S$1,370,000 | 700 | S$1,958 psf |
| May 2026 | S$1,380,000 | 700 | S$1,972 psf |
| May 2026 | S$1,100,000 | 603 | S$1,825 psf |
| Dec 2025 | S$1,330,000 | 689 | S$1,931 psf |
| Dec 2025 | S$1,390,000 | 700 | S$1,987 psf |
| Oct 2025 | S$1,300,000 | 710 | S$1,830 psf |
| Jul 2025 | S$2,680,000 | 1,270 | S$2,110 psf |
| Jun 2025 | S$1,200,000 | 592 | S$2,027 psf |
| Jun 2025 | S$1,460,000 | 700 | S$2,087 psf |
| May 2025 | S$1,275,000 | 592 | S$2,154 psf |
237 sales and 37 rentals on record since Jul 2019. Source: URA.
Are prices at View At Kismis rising?
The median transacted PSF at View At Kismis has risen 15% over the past 7 years (2019–2026), from S$1,715 psf to S$1,972 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,972 psf | S$1.37M | 5 | -3.4% |
| 2025 | S$2,041 psf | S$1.33M | 17 | +0.5% |
| 2024 | S$2,030 psf | S$1.42M | 22 | +1.1% |
| 2023 | S$2,008 psf | S$1.39M | 7 | +16.5% |
| 2021 | S$1,724 psf | S$1.25M | 45 | +1.5% |
| 2020 | S$1,698 psf | S$1.21M | 89 | -1.0% |
| 2019 | S$1,715 psf | S$1.16M | 52 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is View At Kismis a good investment?
Of 51 units at View At Kismis that were bought and later resold (bought from 2019, resold up to 2026), 100% sold for more than they were bought for, with a median gain of 19% over a median 4.5-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 3.4%. Units listed now ask about 8% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
100%
of 51 resales here
Median gain
19%
gross, before costs
Median hold
4.5 years
bought to resold
Every unit at View At Kismis with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is View At Kismis and what's nearby?
View At Kismis is located in Bukit Timah, in the Central Region of Singapore.
View At Kismis is a 99-year apartment completed in 2024. It was developed by ROXY-TE2 DEVELOPMENT PTE LTD. The development has 186 residential units. It sits on a land area of 8,441 sqm and has a gross floor area of 13,000 sqm. The plot ratio is 1.4.
VIEW AT KISMIS is located at 19 Lorong Kismis, Singapore 596187. It is part of District 21, Upper Bukit Timah / Clementi Park / Ulu Pandan, Bukit Timah. The project falls within the Central Region and the OCR market segment.
The nearest rail connection is Beauty World MRT, approximately 738m away, around 12 minutes on foot. Nearby amenities include Kap Mall for shopping, WONS BUTCHERY PTE. LTD. for groceries, Bukit Timah Market for food options, and Eng Kong Garden Pg for greenery and recreation. Facilities in the development include Basement car park, Clubhouse, Drop Off Point, Fitness corner, Lap pool, and Pavillion.
How far is View At Kismis from MRT and schools?
The nearest MRT/LRT to View At Kismis is Beauty World MRT, about 738 m away (~12 min walk). 2 schools are within 1 km, including 2 primary schools.
Getting around
- Beauty World MRT738 m · ~12 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Bukit Timah Primary SchoolPrimary schoolwithin 1 km · P1 priority354 m
- Pei Hwa Presbyterian Primary SchoolPrimary schoolwithin 1 km · P1 priority692 m
- Methodist Girls' School (Secondary)Secondary school1.6 km
- Methodist Girls' School (Primary)Primary school1.6 km
- Keming Primary SchoolPrimary school1.7 km
- Bukit View Primary SchoolPrimary school2.0 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built View At Kismis and how big is the development?
View At Kismis was developed by ROXY-TE2 DEVELOPMENT PTE LTD, with 186 units over up to 5 storeys.
- Developer
- ROXY-TE2 DEVELOPMENT PTE LTD
- Floors
- 5 storeys
- Blocks
- 6
- Land area
- 8,441 sqm (90,858 sqft)
- Gross floor area
- 13,000 sqm (139,931 sqft)
- Plot ratio
- 1.40
What facilities does View At Kismis have?
View At Kismis has 9 facilities, including Basement car park, Clubhouse, Drop Off Point, Fitness corner, and more.
What does it cost to own a unit at View At Kismis?
Buying a unit at View At Kismis (~S$1.33M) needs about S$9,736/mo in income and S$4,479/mo in repayments, after S$37,800 stamp duty and a S$333k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.33M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$37,800
BSD, tiered
Downpayment (25%)
S$333k
cash + CPF
Monthly instalment
S$4,479/mo
30y @ 3.5%
Income required
S$9,736/mo
TDSR @ stress rate
How many property agents are active around View At Kismis?
7,048 CEA-registered agents closed at least one recorded deal in District 21 — where View At Kismis sits — in the last 12 months, across all property types.
Active agents · 12mo
7,048
District 21 · closed ≥1 deal
Deals on record
27,951
all-time · all property types
Source: CEA public transaction records, attributed to District 21 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about View At Kismis? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from View At Kismis's own transactions.
PropKakiRecent units at View At Kismis sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about View At Kismis
Is View At Kismis freehold?⌄
No. View At Kismis is on a 99-year lease that started in 2019, with about 92 years left.
How old is View At Kismis?⌄
View At Kismis was completed (obtained TOP) in 2024, so it is about 2 years old.
Is View At Kismis a good investment?⌄
Of 51 units at View At Kismis that were bought and later resold (bought from 2019, resold up to 2026), 100% sold for more than they were bought for, with a median gain of 19% over a median 4.5-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 3.4%. Units listed now ask about 8% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is View At Kismis an EC?⌄
No. View At Kismis is a private apartment development, not an executive condominium (EC).
Who is the developer of View At Kismis?⌄
View At Kismis was developed by ROXY-TE2 DEVELOPMENT PTE LTD.
What is the price of a condo at View At Kismis?⌄
Units at View At Kismis have recently sold for around S$1.33M (S$1,987 psf), the median of the last 12 URA caveats to Oct 2026. The price depends on size, floor and facing. 57 units are listed for sale from S$1.25M to S$13.80M.
Where is View At Kismis located?⌄
View At Kismis is at 19 Lorong Kismis, Singapore 596187, in Bukit Timah (District 21). The nearest MRT station is Beauty World MRT, about 738 m away.
How many units are there in View At Kismis?⌄
View At Kismis has 186 units in 6 blocks, up to 5 storeys high.
How much do I need to earn to buy at View At Kismis?⌄
For a unit around S$1.33M as a first home, you'd need roughly S$9,736/mo in income (assessed at the stress-test rate), with repayments near S$4,479/mo after a S$333k (25%) downpayment and S$37,800 Buyer's Stamp Duty.
Are prices at View At Kismis going up?⌄
The median price per square foot at View At Kismis has risen about 15% between 2019 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of View At Kismis?⌄
Bukit Timah Primary School, Pei Hwa Presbyterian Primary School are within 1 km of View At Kismis. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.