District 21 · Bukit Timah · RCR
View At Kismis
Lorong Kismis · Apartment · 99 yrs lease commencing from 2019
Current PSF
$1,917
+7.9% vs district median
Gross yield
3.5%
median rent $3,550/mo
3-year gain
-5.0%
Transactions · 5y
54
6 in last 12 months
Nearest MRT
Beauty World Mrt Station · 698.819m
DTL
Future MRT
Maju Mrt Station
CRL · 2032
Vs local HDB
+132% premium
HDB median $826 psf
Area income
$22,500/mo median
residential zone
En-bloc potential22 / 100
7 years old · composite of plot use, age, tenure, value gap & size
Lease decay92 years left
worth 95.0%of freehold today (Bala’s Table) · loses ~3.2pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
100.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Bukit Timah Primary School 378m · Phase 2C 0.8× balloted · Afterschool @ Bukit Timah Primary School 378m · Pei Hwa Presbyterian Primary School 672m · Phase 2C 2.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Bukit Timah Interim Hawker Centre And Market · 622m - 2 hawker centres within 1km
Green
Eng Kong Garden Pg · 190m - 9 parks within 1km
Mall
Bukit Timah Shopping Centre (Car Park Entrance) · 806m
Health
Jurong Community Hospital (hospital) · 2.8km
Who lives in Bukit Timah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
77,860
Median age
43 yrs
46% under 40 · getting older
Children 0–9
8,030
▲ 3% since 2015 · future P1 demand
Household size
3.9 avg
Homes
9% HDB
48% condo · 42% landed
Degree holders
66%
residents 15+
Commute
36% transit
49% drive
45 min+ to work
13%
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,707 psf (14 sales). At today’s $1,917 psf, they are up 12% on paper.
Price trend average PSF by year
2021
$1,707
2023
$2,018
+18.2%
2024
$2,045
+1.3%
2025
$2,051
+0.3%
2026
$1,918
-6.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,500/mo | $5.38 | 3.4% | 16 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,370,000 | 700 | $1,958 | 01-05 |
| May 2026 | $1,380,000 | 700 | $1,972 | 01-05 |
| May 2026 | $1,100,000 | 603 | $1,825 | 01-05 |
| Dec 2025 | $1,390,000 | 700 | $1,987 | 01-05 |
| Dec 2025 | $1,330,000 | 689 | $1,931 | 01-05 |
| Oct 2025 | $1,300,000 | 710 | $1,830 | 01-05 |
| Jul 2025 | $2,680,000 | 1,270 | $2,110 | 01-05 |
| Jun 2025 | $1,460,000 | 700 | $2,087 | 01-05 |
| Jun 2025 | $1,200,000 | 592 | $2,027 | 01-05 |
| May 2025 | $1,920,000 | 893 | $2,149 | 01-05 |
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More in District 21
The HDB blocks next door
The entry point, measured: what the resale flats around View At Kismis actually sell for - this project trades at 2.3× the nearest block’s PSF.