CONDODistrict 21

VIEW AT KISMIS

Name: VIEW AT KISMIS
Address: SG

Details

Project: VIEW AT KISMIS
TOP year: 2024
Tenure: 99
Lease start: 2019
Land size: 9,322 sqm (100,338 sqft)
Plot ratio: 1.4
Developer: Roxy-TE2 Development Pte Ltd
Gross rental yield: ~3.1% · ~$1.36M (est.)
Storeys: 5
Market segment: OCR
Total units: 186
Blocks: 6
District: 21

Unit Catalogue for VIEW AT KISMIS

Bedroom type	No. of units	%	Size range	Gross rent
2-bedroom	130	70%	517–710 sqft	S$3,500/mo
3-bedroom	36	19%	807–893 sqft	—
4-bedroom	1	1%	1,012 sqft	—
5-bedroom	19	10%	1,270–1,292 sqft	—

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~3.1%	~$1.36M	18

Relevant market insights

Primary Schools Within 1 km / 2 km

Bukit Timah Primary School≤ 1 km315 m
Pei Hwa Presbyterian Primary School≤ 1 km655 m
Methodist Girls' School (Primary)1–2 km1.58 km
Keming Primary School1–2 km1.67 km
Bukit View Primary SchoolWithin 2 km of blocks 17, 19, 21 & 23 only1–2 km1.96 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 .

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

VIEW AT KISMIS was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio has transaction records for 181 of 186 units at VIEW AT KISMIS — the units we can track. Of those, 75% are past Singapore’s 3-year Seller’s Stamp Duty (SSD) period, so their owners can sell today without paying SSD, and 0% have been held for more than 10 years.

75%

Free to sell (no SSD)

135 of 181 tracked units are past the 3-year SSD period

100%

Sitting on a gain

49 of 49 resales sold above what the seller paid

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 228 total recorded transactions.


Jun 2026	2BR	$1,370,000	699	$1,960
May 2026	2BR	$1,100,000	602	$1,827
May 2026	2BR	$1,380,000	699	$1,974
Dec 2025	2BR	$1,330,000	688	$1,933
Dec 2025	2BR	$1,390,000	699	$1,989
Oct 2025	2BR	$1,300,000	710	$1,831
Jul 2025	5BR+	$2,680,000	1,270	$2,110
Jun 2025	2BR	$1,460,000	699	$2,089
Jun 2025	2BR	$1,200,000	592	$2,027
May 2025	3BR	$1,920,000	893	$2,150

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Daintree Residence	181 m	Jun 2026	Resale	3BR	$2,308,000	1,076	$2,145
Daintree Residence	181 m	Jun 2026	Resale	2BR	$1,450,000	710	$2,042
Daintree Residence	181 m	Jun 2026	Resale	3BR	$2,300,000	1,054	$2,182
The Creek @ Bukit	206 m	Jun 2026	Resale	4BR	$2,675,000	1,808	$1,480
The Creek @ Bukit	206 m	Jun 2026	Resale	3BR	$1,925,000	968	$1,989
High Oak Condominium	211 m	Jun 2026	Resale	3BR	$1,400,000	979	$1,430
High Oak Condominium	211 m	Jun 2026	Resale	4BR	$1,990,000	1,399	$1,422
Nottinghill Suites	106 m	May 2026	Resale	1BR	$760,000	527	$1,442
The Creek @ Bukit	206 m	May 2026	Resale	2BR	$1,418,000	721	$1,967
High Oak Condominium	211 m	May 2026	Resale	3BR	$1,680,000	1,162	$1,446
Nottinghill Suites	106 m	Apr 2026	Resale	2BR	$980,000	581	$1,687
Nottinghill Suites	106 m	Jan 2026	Resale	2BR	$958,000	505	$1,897
Eng Kong Green	259 m	Nov 2025	Resale	2BR	$1,230,000	839	$1,466
Eng Kong Green	259 m	Nov 2025	Resale	2BR	$1,350,000	839	$1,609
Kismis Court	143 m	Mar 2025	Resale	—	$1,880,000	2,131	$882
Eng Kong Green	259 m	Sep 2024	Resale	2BR	$1,260,000	839	$1,502
Toh Yi Court	294 m	Jun 2024	Resale	—	$2,500,000	2,034	$1,229
Toh Tuck Lodge	284 m	Feb 2022	Resale	3BR	$2,160,000	2,454	$880
Toh Tuck Lodge	284 m	Feb 2022	Resale	3BR	$1,680,000	1,345	$1,249
Toh Tuck Lodge	284 m	Feb 2022	Resale	3BR	$1,680,000	1,345	$1,249

Profit & Loss

haio estimate

49 realized resale exits at VIEW AT KISMIS over the 5y window — 49 profitable, 0 at a loss, a median 4.17%/yr.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
2BR	37	5y 1m	$1,671	$2,027	S$222,000	4.08%
3BR	7	4y 8m	$1,733	$2,138	S$372,000	4.66%
4BR	5	3y 8m	$1,658	$2,077	S$532,000	6.10%
Total	49	5y 0m	$1,671	$2,035	S$252,000	4.17%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

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 VIEW AT KISMIS. 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 Eligibility Pool 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.

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Exit Risk

haio unit-level records

If you bought at VIEW AT KISMIS today at ~$1,947 psf (the recent resale median — last 12 months, 6 sales)…

76.2%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=181 traced current owners, 100.0% 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 VIEW AT KISMIS, 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 2026-07-11: azimuth 304° (NW), elevation 50°.

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

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.4M, the median of recent sale transactions at VIEW AT KISMIS) — drag to explore what else that budget buys across Singapore.

Nearby Condos

50 within 1 km

Lowest

$274

psf

Average

$1,697

psf

Highest

$2,756

psf

This propertyNearby condo


24 m	Kismis View	LH	1984	—
99 m	Green Lodge	FH	1984	—
106 m	Toh Tuck Apartment	FH	—	—
106 m	Nottinghill Suites	FH	2014	$1,847
143 m	Kismis Court	LH	1985	$882
181 m	Daintree Residence	LH	2023	$2,062
206 m	The Creek @ Bukit	FH	2017	$1,764
211 m	High Oak Condominium	LH	1999	$1,421
216 m	Eng Kong Park	FH	—	—
223 m	Kismis Lodge	FH	—	—

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.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.