Kismis Court rent and sale price
D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan
Address 1 Toh Yi Road Kismis Court Singapore 596484
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Condominium, Non-Landed Properties 9 transactions 99-year leasehold from 1981 Latest records Jun 2026
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Project read
Quick summary about Kismis Court
Kismis Court is a 99-year leasehold condominium in D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan. The page currently tracks 8 rentals and 1 sales.
- Typical rent is $4,700 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,880,000, with median sale PSF at $882 psf and total recorded sale value of $1.9M.
- Rent is up 23.8% over the last 3 months. Sale PSF is flat over the last 3 months.
Kismis Court Market Position
How this project compares with the wider D21 market before you read the detailed tables.
Rent vs D21 +13.3%
Rents above district median
Kismis Court's median rent is $4,700 compared with the D21 median of $4,150. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D21 -57.9%
Sale PSF below district median
Kismis Court's median sale PSF is $882 psf versus the D21 median of $2,098 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.00%
Rent support above district screen
Gross yield is roughly 3.00% versus a D21 screen of 2.54%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 55.3% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +100.0%
Activity is rising
6 recent transactions versus 3 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 1981 matters most on sale price. Compare Kismis Court against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Kismis Court Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $4,700
Is the asking rent fair?
$4,450 to $4,950 is the first fair-rent band to check. Above $4,950 should have a visible reason.
Median sale PSF $882 psf
Is the purchase price fair?
$1,820,000 to $1,940,000 and $860 to $910 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $4,700
Are similar units renting for more?
3 bed and 1,900 to 2,000 sqft give the closest unit-size checks.
Rent stability 55.3% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +100.0%
Is activity rising?
Activity is rising. 6 recent transactions versus 3 in the prior 6-month view.
Run Kismis Court numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $4,700/mo Test gross and net yield against typical rent. Buy vs rent $1.9M Compare ownership cost against renting. Mortgage $1.9M Estimate monthly payment from the sale price. Stamp duty $882 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Kismis Court Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1981
Property type Condominium, Non-Landed Properties
Sales 1 resale transaction
Total sold value $1.9M
Kismis Court Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 8 Jun 2021 to Jul 2025
Sale transactions 1 Mar 2025 to Mar 2025
Rent trend 23.8% Last 3 months
Sale PSF trend 0.0% Last 3 months
Kismis Court Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
BEAUTY WORLD MRT STATION 0.67 km away
BEAUTY WORLD MRT STATION (DT5) 0.7 km away
KING ALBERT PARK MRT STATION 1.43 km away
Schools nearby
BUKIT TIMAH PRIMARY SCHOOL 0.41 km away
PEI HWA PRESBYTERIAN PRIMARY SCHOOL 0.62 km away
BRIGHTON MONTESSORI INTERNATIONAL PRE-SCHOOL @ SUNSET 1.66 km away
KEMING PRIMARY SCHOOL 1.78 km away
Amenities
FORUM THE SHOPPING MALL Mall / retail · 7.37 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 8.68 km away
BUKIT TIMAH PARK CONNECTOR Park / green link · 1.06 km away
MARKET & HAWKER CENTRE (BLK 353 CLEMENTI AVE 2) Food centre · 2.61 km away
Kismis Court Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,200 8 rentals in view
Latest median sale PSF $882 psf 1 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2025 1 $5,200 0 - -
Mar 2025 0 - 1 $882 psf $1,880,000
Dec 2024 1 $6,000 0 - -
Jul 2024 1 $5,200 0 - -
Jan 2024 1 $5,200 0 - -
Jul 2023 1 $3,500 0 - -
Jan 2022 1 $4,200 0 - -
Jul 2021 1 $3,400 0 - -
Jun 2021 1 $4,000 0 - -
Projects Similar to Kismis Court
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1984 Pine Grove 2.2 km away 491 transactions
- Median rent
- $4,325
- Median sale PSF
- $1,042 psf
- Median rent
- $5,000
- Median sale PSF
- $1,047 psf
- Median rent
- $4,825
- Median sale PSF
- $1,102 psf
- Median rent
- $4,000
- Median sale PSF
- $903 psf
- Median rent
- $4,200
- Median sale PSF
- $1,198 psf
- Median rent
- $3,000
- Median sale PSF
- $1,023 psf
Kismis Court Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
3 bed $4,700 $4,588 8
Kismis Court Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,900 to 2,000 sqft $5,200 $4,760 5
2,100 to 2,200 sqft $3,500 $4,300 3
Kismis Court Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
- $1,880,000 $882 psf 1
Kismis Court Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Kismis Court shows a typical monthly rent of $4,700 across 8 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,700
Rentals 8
Rent signal Thin
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Kismis Court point to a typical sale price of $1,880,000 and $882 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,880,000
Median PSF $882 psf
Sale signal Thin
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 1981 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Kismis Court has 1 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $1.9M
Latest record Jul 2025
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D21 to compare Kismis Court against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Kismis Court FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Kismis Court?
Kismis Court has a median monthly rent of $4,700 across 8 rentals.
What is the typical sale price at Kismis Court?
The median sale price for Kismis Court is $1,880,000, based on 1 sales on this page.
What is the median sale PSF at Kismis Court?
The median sale price per square foot for Kismis Court is $882 psf. The average sale PSF is $882 psf.
Is Kismis Court freehold or leasehold?
Kismis Court is listed as 99-year leasehold from 1981. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Kismis Court located?
Kismis Court is located at 1 Toh Yi Road Kismis Court Singapore 596484 in D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan.
How current is the Kismis Court transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.