View At Kismis
View At Kismis is a 99-year lease (92 yrs left) apartment development in District 21 (Upper Bukit Timah / Clementi Park / Ulu Pandan). It has 54 recorded private transactions. Latest sale: $1,370,000 (Jun 2026, 65 sqm, floors 01-05). Median $2,028/sqft. Prices up 17.6% over the period. 92 years lease remaining.
Where View At Kismis ranks in District 21
All 62 projects ›Median psf over time
Estimate a unit at View At Kismis
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.15% a year.
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jun 2026 | 01-05 | Sub Sale | 65 sqm | $1,370,000 | $1,958 |
| May 2026 | 01-05 | Sub Sale | 56 sqm | $1,100,000 | $1,825 |
| May 2026 | 01-05 | Sub Sale | 65 sqm | $1,380,000 | $1,972 |
| Dec 2025 | 01-05 | Sub Sale | 64 sqm | $1,330,000 | $1,931 |
| Dec 2025 | 01-05 | Sub Sale | 65 sqm | $1,390,000 | $1,987 |
| Oct 2025 | 01-05 | Sub Sale | 66 sqm | $1,300,000 | $1,830 |
| Jul 2025 | 01-05 | Sub Sale | 118 sqm | $2,680,000 | $2,110 |
| Jun 2025 | 01-05 | Sub Sale | 65 sqm | $1,460,000 | $2,087 |
| Jun 2025 | 01-05 | Sub Sale | 55 sqm | $1,200,000 | $2,027 |
| May 2025 | 01-05 | Sub Sale | 83 sqm | $1,920,000 | $2,149 |
| May 2025 | 01-05 | Sub Sale | 55 sqm | $1,275,000 | $2,154 |
| May 2025 | 01-05 | Sub Sale | 56 sqm | $1,198,888 | $1,989 |
| Apr 2025 | 01-05 | Sub Sale | 56 sqm | $1,288,000 | $2,137 |
| Apr 2025 | 01-05 | Sub Sale | 64 sqm | $1,400,000 | $2,032 |
| Mar 2025 | 01-05 | Sub Sale | 55 sqm | $1,258,000 | $2,125 |
| Mar 2025 | 01-05 | Sub Sale | 83 sqm | $1,818,000 | $2,035 |
| Mar 2025 | 01-05 | Sub Sale | 55 sqm | $1,208,000 | $2,040 |
| Mar 2025 | 01-05 | Sub Sale | 65 sqm | $1,480,000 | $2,115 |
| Feb 2025 | 01-05 | Sub Sale | 56 sqm | $1,230,000 | $2,041 |
| Feb 2025 | 01-05 | Sub Sale | 118 sqm | $2,638,000 | $2,077 |
| Dec 2024 | 01-05 | Sub Sale | 55 sqm | $1,330,000 | $2,247 |
| Dec 2024 | 01-05 | Sub Sale | 118 sqm | $2,500,000 | $1,968 |
| Nov 2024 | 01-05 | Sub Sale | 118 sqm | $2,750,000 | $2,165 |
| Nov 2024 | 01-05 | Sub Sale | 83 sqm | $1,950,000 | $2,183 |
| Nov 2024 | 01-05 | Sub Sale | 65 sqm | $1,350,000 | $1,930 |
View At Kismis is inside the 1 km Primary 1 priority zone for 2 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to View At Kismis, with their median resale psf. Useful for comparing what View At Kismis costs per square foot against nearby developments.
About View At Kismis
View At Kismis is a leasehold apartment development in District 21 (Upper Bukit Timah / Clementi Park / Ulu Pandan), within the Rest of Central Region of Singapore. Its $2,028 psf median runs about 24% above the District 21 median, ahead of around 74% of projects there. It has a regular flow of transactions, with 54 sales between 2021-08 and 2026-06, ranging from $1,100,000 to $2,750,000. The most recent transaction was a 65 sqm unit (floors 01-05) at $1,370,000 in Jun 2026, and the median is $2,028 psf. Over the data window, prices here are up about 17.6% (about 3.4% a year). On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 92 years remaining is 0.9578, an annual lease decay of about 0.15%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at View At Kismis cost?
The most recent transaction at View At Kismis was $1,370,000 for a 65 sqm unit in 2026-06. The median price is $2,028 per square foot across 54 transactions, ranging from $1,100,000 to $2,750,000. Data sourced from URA.
Is View At Kismis freehold or leasehold?
View At Kismis is on a 99-year lease commencing in 2019, with approximately 92 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.15%.
What is the price per square foot (psf) at View At Kismis?
The median price at View At Kismis is $2,028 psf, with transactions ranging from $1,671 to $2,247 psf. This is based on 54 URA-recorded transactions in District 21.
Have prices at View At Kismis gone up or down?
Prices at View At Kismis have increased by approximately 17.6% over the data period (around 3.4% a year). The median price is currently $2,028 psf, with the most recent sale at $1,370,000 in 2026-06.