Rent vs D21 -19.3%
Rents below district median
View at Kismis's latest 12-month median rent is $3,550 compared with the D21 median of $4,400 for the same period. Use this district check before narrowing by bedroom and area band.
View at Kismis rent and sale price
D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan
Address 23 Lorong Kismis View at Kismis Singapore 596188
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Quick summary about View at Kismis
View at Kismis is a 99-year leasehold apartment in D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan. The page currently tracks 31 rentals and 55 sales.
- Latest 12M median rent is $3,550 per month from 12 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,330,000, with median sale PSF at $1,958 psf from 7 sales.
- Rent is up 2.9% over the last 3 months. Sale PSF is down 0.1% over the last 3 months.
View at Kismis Market Brief
Compare the project with D21 across rent, sale PSF, tenure and transaction activity.
Compared with D21
Sale PSF vs D21 -12.7%
Sale PSF below district median
View at Kismis's latest 12-month median sale PSF is $1,958 psf versus the D21 median of $2,243 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.20%
Rent support above district screen
Gross yield is roughly 3.20% versus a D21 screen of 2.35%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 12.9% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -57.9%
Activity is lighter
8 recent transactions versus 19 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2019 matters most on sale price. Compare View at Kismis against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,550
Is the asking rent fair?
$3,350 to $3,750 is the first fair-rent band to check. Above $3,750 should have a visible reason.
Latest 12M median sale PSF $1,958 psf
Is the purchase price fair?
$1,290,000 to $1,370,000 and $1,900 to $2,020 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,500
Are similar units renting for more?
2 bed and 600 to 700 sqft give the closest unit-size checks.
Rent stability 12.9% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -57.9%
Is activity rising?
Activity is lighter. 8 recent transactions versus 19 in the prior 6-month view.
View at Kismis Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2019
Property type Apartment, Non-Landed Properties
Sales 49 sub sale transactions, 5 new sale transactions, 1 resale transaction
Total sold value $87.6M
View at Kismis Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 31 Mar 2025 to Apr 2026
Sale transactions 55 Aug 2021 to Jul 2026
Rent trend 2.9% Last 3 months
Sale PSF trend -0.1% Last 3 months
View at Kismis 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 0.73 km away
BEAUTY WORLD MRT STATION (DT5) 0.75 km away
KING ALBERT PARK MRT STATION 1.51 km away
Schools nearby
BUKIT TIMAH PRIMARY SCHOOL 0.34 km away
PEI HWA PRESBYTERIAN PRIMARY SCHOOL 0.7 km away
BRIGHTON MONTESSORI INTERNATIONAL PRE-SCHOOL @ SUNSET 1.67 km away
KEMING PRIMARY SCHOOL 1.7 km away
Amenities
BUKIT TIMAH PARK CONNECTOR Park / green link · 1.05 km away
View at Kismis Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,500 31 rentals in view
Latest median sale PSF $2,078 psf 27 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $2,078 psf $1,230,000
Jun 2026 0 - 1 $1,958 psf $1,370,000
May 2026 0 - 2 $1,899 psf $1,240,000
Apr 2026 1 $3,500 0 - -
Mar 2026 2 $3,800 0 - -
Feb 2026 1 $3,500 0 - -
Dec 2025 0 - 2 $1,959 psf $1,360,000
Oct 2025 1 $3,400 1 $1,830 psf $1,300,000
Sept 2025 2 $3,350 0 - -
Aug 2025 3 $3,600 0 - -
Jul 2025 2 $3,550 1 $2,110 psf $2,680,000
Jun 2025 5 $3,400 2 $2,057 psf $1,330,000
Projects Similar to View at Kismis
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold The Creek @ Bukit 0.2 km away 384 transactions
- Median rent
- $3,450
- Median sale PSF
- $1,789 psf
- Median rent
- $3,800
- Median sale PSF
- $1,814 psf
- Median rent
- $3,370
- Median sale PSF
- $1,815 psf
- Median rent
- $3,600
- Median sale PSF
- $1,640 psf
- Median rent
- $4,150
- Median sale PSF
- $2,062 psf
- Median rent
- $4,200
- Median sale PSF
- $2,050 psf
View at Kismis Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,500 $3,500 16
3 bed $4,150 $4,150 2
5 bed $7,500 $7,500 1
Unknown $3,550 $3,733 12
View at Kismis Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $3,400 $3,360 10
600 to 700 sqft $3,500 $3,577 13
700 to 800 sqft $3,800 $3,867 3
800 to 900 sqft $4,150 $4,350 4
1,200 to 1,300 sqft $7,500 $7,500 1
View at Kismis Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,400,000 $2,029 psf 55
View at Kismis 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
View at Kismis shows a latest 12-month median monthly rent of $3,550 across 12 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,550
Rentals in period 12
Rent signal Moderate
- 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
Latest 12M sales at View at Kismis show a median price of $1,330,000 and $1,958 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,330,000
Latest 12M median PSF $1,958 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2019 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. View at Kismis has 55 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $87.6M
Latest record Jul 2026
- 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.
Run View at Kismis numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,550/mo Test gross and net yield against typical rent. Buy vs rent $1.3M Compare ownership cost against renting. Mortgage $1.3M Estimate monthly payment from the sale price. Stamp duty $1,958 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D21 to compare View at Kismis 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.
View at Kismis FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at View at Kismis?
View at Kismis has a latest 12-month median monthly rent of $3,550 across 12 rentals in that period.
What is the typical sale price at View at Kismis?
The latest 12-month median sale price for View at Kismis is $1,330,000, based on 7 sales in that period.
What is the median sale PSF at View at Kismis?
The latest 12-month median sale price per square foot for View at Kismis is $1,958 psf. The average for the same period is $1,940 psf.
Is View at Kismis freehold or leasehold?
View at Kismis is listed as 99-year leasehold from 2019. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is View at Kismis located?
View at Kismis is located at 23 Lorong Kismis View at Kismis Singapore 596188 in D21 / Upper Bukit Timah, Clementi Park, Ulu Pandan.
How current is the View at Kismis 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.