View at Kismis
View at Kismis is an apartment in District 21 (Clementi Park / Upper Bukit Timah), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,958 psf from 7 sales.
At a glance
- District
- District 21 (Clementi Park / Upper Bukit Timah)
- Region
- Outside Central Region
- Type
- Apartment
- Tenure
- 99-year lease from 2019, about 92 years left
- Completed
- 2024, about 2 years old
What the prices say
The median home in View at Kismis sold for S$1,330,000: the middle of 7 sales in the 12 months to August 2026.
That is a little above the middle condo project in District 21 (Clementi Park / Upper Bukit Timah), which sold at S$1,822 psf across 54 projects: about 7% higher. By price per square foot it ranks 17th of the 33 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,724 psf in 2021 (45 sales) and S$2,041 psf in 2025 (17 sales), up about 18%.
By unit size (24 months): under 600 sq ft at S$2,102 psf and 600 to 899 sq ft at S$2,034 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 21 (Clementi Park / Upper Bukit Timah) whose median over the last 12 months is closest to View at Kismis' S$1,958 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,954 psf, the same as View at Kismis.
| Project | Median price per sq ft | Sales |
|---|---|---|
| View at Kismis | S$1,958 psf | 7 |
| The Creek @ Bukit | S$1,961 psf | 8 |
| Gardenvista | S$1,954 psf | 11 |
| Verdale | S$1,913 psf | 18 |
What sells here
7 homes sold in the last 12 months, down from 25 in the 12 months before.
The most common size was 600 to 899 sq ft, with 22 of the 32 sales in the last 24 months, well over half.
None of the 32 sales in the last 24 months were first sales of new units: all 32 were resales.
The first new sale in our records was in July 2019.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$3,600 a month (11 contracts). The district's median across every contract was S$4,268, so rents here ran well below it: about 16% lower.
Over the 24 months the median rent was S$3,600 (35 contracts), the same as the latest 12 months.
By bedrooms: 2 bedrooms S$3,600 (10). The figure in brackets is the number of contracts.
Setting rent against price for 600 to 899 sq ft homes (8 rentals and 6 resale or sub-sale transactions) gives a gross yield estimate of 3.2%: a median rent of S$3,600 a month against a median price of S$1,350,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
5 other projects in District 21 (Clementi Park / Upper Bukit Timah) were completed within 5 years of View at Kismis and have a price. Their middle price was S$2,104 psf, so View at Kismis sold a little below projects of a similar age: about 7% lower.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in View at Kismis. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in View at Kismis?
S$1,958 psf in the 12 months to August 2026, from 7 sales. For the median home that is S$1,330,000.
How many homes sold in View at Kismis?
7 in the last 12 months and 32 in the last 24 months, across all sale types.
What do homes in View at Kismis rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$3,600 a month, from 11 contracts.
What is the rental yield in View at Kismis?
Between 3.2% and 3.2% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in View at Kismis?
It is a 99-year lease from 2019, which leaves about 92 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,958 psf | S$1,330,000 | 7 |
| Last 24 months | S$2,050 psf | S$1,379,000 | 32 |
| Last 5 years | S$2,031 psf | S$1,394,000 | 52 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,724 psf | 45 |
| 2023 | S$2,008 psf | 7 |
| 2024 | S$2,031 psf | 22 |
| 2025 | S$2,041 psf | 17 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$2,050 psf | 32 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| Under 600 sq ft | S$2,102 psf | 6 |
| 600 to 899 sq ft | S$2,034 psf | 22 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for View at Kismis, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$3,600 a month | 11 |
| Last 24 months | S$3,600 a month | 35 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$3,600 a month | 10 | S$3,550 a month |
| 3 bedrooms | Under 5 contracts | 1 | Under 5 contracts |
| 4 or more bedrooms | Under 5 contracts | 0 | Under 5 contracts |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 21 (Clementi Park / Upper Bukit Timah)
- Rents for every district, by size
- Rent against price for View at Kismis, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in View at Kismis, with a likely range and the recent sales behind it. Sign in is free.
Open View at Kismis in Condo AtlasOther condos in District 21 (Clementi Park / Upper Bukit Timah)
- 1 King Albert Park
- 8@bt
- Astor Green
- Beauty World Plaza
- Brookvale Park
- Bukit Regency
- Casa Esperanza
- Cavendish Park
- Charisma View
- Daintree Residence
- Eng Kong Green
- Floridian
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.