🔥 Founder pricing — S$49/mo

CONDODistrict 21

KISMIS COURT

Details

Project: KISMIS COURT
TOP year: 1985
Tenure: 99
Lease start: 1981
Total units: 26
Land size: Coming soon
Plot ratio: 1.4
Developer: Coming soon
Gross rental yield: Not enough rental data
District: 21

Relevant market insights

How District 21 compares across the market
Freehold vs leasehold — which performed better
At what remaining lease a leasehold becomes non-viable

En-bloc likelihood: not yet rated

Selling Pressure

haio estimate

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio tracks 26 units at KISMIS COURT. 96% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 73% have been held over 10 years.

96%

Free to sell now

25 of 26 tracked · past SSD

—

Sitting on a gain

too few resales on record to show

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 26 total recorded transactions.


Mar 2025		—	$1,880,000	2,131	$882
03-12-2020		—	$1,218,000	1,948	$625
03-12-2020		—	$1,400,000	2,131	$657
30-08-2019		—	$1,230,000	2,131	$577
20-12-2017		—	$1,300,000	2,131	$610
13-11-2017		—	$1,180,000	1,948	$606
18-11-2016		—	$1,090,000	2,131	$511
28-06-2016		—	$1,190,000	1,948	$611
05-01-2016		—	$1,150,000	1,948	$590
20-02-2012		—	$1,180,000	1,948	$606

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

20 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
High Oak Condominium	139 m	Jun 2026	Resale	3BR	$1,400,000	979	$1,430
High Oak Condominium	139 m	Jun 2026	Resale	4BR	$1,990,000	1,399	$1,422
View At Kismis	143 m	Jun 2026	Subsale	2BR	$1,370,000	699	$1,960
Daintree Residence	205 m	Jun 2026	Resale	3BR	$2,308,000	1,076	$2,145
Daintree Residence	205 m	Jun 2026	Resale	2BR	$1,500,000	742	$2,022
Daintree Residence	205 m	Jun 2026	Resale	3BR	$2,300,000	1,054	$2,182
The Creek @ Bukit	266 m	Jun 2026	Resale	4BR	$2,675,000	1,808	$1,480
The Creek @ Bukit	266 m	Jun 2026	Resale	3BR	$1,925,000	968	$1,989
High Oak Condominium	139 m	May 2026	Resale	3BR	$1,680,000	1,162	$1,446
View At Kismis	143 m	May 2026	Subsale	2BR	$1,380,000	699	$1,974
View At Kismis	143 m	May 2026	Subsale	2BR	$1,100,000	602	$1,827
Nottinghill Suites	242 m	May 2026	Resale	1BR	$760,000	527	$1,442
The Creek @ Bukit	266 m	May 2026	Resale	2BR	$1,418,000	721	$1,967
Nottinghill Suites	242 m	Apr 2026	Resale	2BR	$980,000	581	$1,687
Nottinghill Suites	242 m	Jan 2026	Resale	2BR	$958,000	505	$1,897
Eng Kong Green	296 m	Nov 2025	Resale	2BR	$1,230,000	839	$1,466
Eng Kong Green	296 m	Nov 2025	Resale	2BR	$1,350,000	839	$1,609
Eng Kong Green	296 m	Sep 2024	Resale	2BR	$1,260,000	839	$1,502
Toh Yi Court	172 m	Jun 2024	Resale	—	$2,500,000	2,034	$1,229
Toh Yi Court	172 m	19-05-2021	Resale	—	$2,888,888	3,100	$932

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of KISMIS COURT. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

haio+

Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

KISMIS COURThas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=26 traced current owners, 0.0% unit-exact.

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the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at KISMIS COURT, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

KISMIS COURT has no recent sale transactions to estimate a price from, so the explorer starts at a standard default budget — drag to explore what a budget buys across Singapore.

Nearby Condos

52 within 1 km

Lowest

$274

psf

Average

$1,715

psf

Highest

$2,756

psf

This propertyNearby condo


139 m	High Oak Condominium	LH	1999	$1,421
141 m	Kismis View	LH	1984	—
143 m	View At Kismis	LH	2024	$2,041
172 m	Toh Yi Court	FH	1985	—
205 m	Daintree Residence	LH	2023	$2,062
219 m	Green Lodge	FH	1984	—
242 m	Toh Tuck Apartment	FH	—	—
242 m	Nottinghill Suites	FH	2014	$1,847
266 m	The Creek @ Bukit	FH	2017	$1,764
296 m	Eng Kong Green	FH	1999	$1,502

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Bukit Timah Primary School≤ 1 km415 m
Pei Hwa Presbyterian Primary School≤ 1 km560 m
Methodist Girls' School (Primary)1–2 km1.48 km
Keming Primary School1–2 km1.78 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

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