Kismis Residences
7 filed transactions · District 21 · RCR
S$4,998k median price
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10
Which of these are you
- What it costs on the day, at $4,998,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
- Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
- What a higher floor is worth hereMeasured within this building, not across the country
- What is within reach of itSchools, stations and shops, at straight-line distance
- Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding
Median price by month7 months with a sale
The transactions behind those figures7 of 7
Nothing modelled — these are the filed sales.
What the floor is worth
Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.
Middle of 6 projects in District 21 that clear the bar — half fall between +3.5% and +10.7%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 21, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.
| Storeys | Median psf | Filed sales |
|---|---|---|
| 01-05 | S$1,940 | 1,526 |
| 06-10 | S$2,097 | 997 |
| 11-15 | S$2,457 | 382 |
| 16-20 | S$2,582 | 276 |
| 21-25 | S$2,642 | 185 |
URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.
What's around
Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.
- Bukit Timah Primary School153m
- Pei Hwa Presbyterian Primary School886m
3 more between 1km and 2km
- Keming Primary School1.6km
- Methodist Girls' School (Primary)1.8km
- Bukit View Primary School1.9km
- Beauty World899m
- King Albert Park1.7km
- Dt42.0km
- Hawker centreBukit Timah Interim Hawker Centre and Market880m
- ParkEng Kong Place FC287m
- Other schoolsMethodist Girls' School (Secondary)1.8km
Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
What has sold nearby300m
From 102 filed sales — the 20 most recent at each project, which is all this index keeps. 3 of them are at that limit, so they have sold more than is counted here.
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| View at Kismis | 258m | 2026-07 | 01-05 | 55 sqm | $2,078 |
| Nottinghill Suites | 220m | 2026-06 | 01-05 | 62 sqm | $1,358 |
| View at Kismis | 258m | 2026-06 | 01-05 | 65 sqm | $1,958 |
| The Beverly | 262m | 2026-06 | 01-05 | 167 sqm | $1,947 |
| Nottinghill Suites | 220m | 2026-05 | 01-05 | 49 sqm | $1,441 |
| View at Kismis | 258m | 2026-05 | 01-05 | 65 sqm | $1,972 |
| View at Kismis | 258m | 2026-05 | 01-05 | 56 sqm | $1,825 |
| Landed · Lorong Kismis | 155m | 2026-04 | — | 230 sqm | $396 |
| Nottinghill Suites | 220m | 2026-04 | 01-05 | 54 sqm | $1,686 |
| The Beverly | 262m | 2026-02 | 01-05 | 105 sqm | $1,582 |
| Nottinghill Suites | 220m | 2026-01 | 01-05 | 47 sqm | $1,894 |
| Landed · Lorong Kismis | 155m | 2025-12 | — | 405 sqm | $1,639 |
| Eng Kong Green | 179m | 2025-11 | 01-05 | 78 sqm | $1,608 |
| Eng Kong Green | 179m | 2025-11 | 01-05 | 78 sqm | $1,465 |
| Landed · Lorong Kismis | 155m | 2025-05 | — | 246 sqm | $2,232 |
| Landed · Eng Kong Road | 183m | 2025-05 | — | 252 sqm | $2,230 |
| Eng Kong Green | 179m | 2024-09 | — | 216 sqm | $2,249 |
| Eng Kong Green | 179m | 2024-09 | 01-05 | 78 sqm | $1,501 |
| Landed · Eng Kong Terrace | 149m | 2024-04 | — | 222 sqm | $2,178 |
| Eng Kong Green | 179m | 2024-04 | 01-05 | 78 sqm | $1,489 |
| Eng Kong Green | 179m | 2024-03 | 01-05 | 78 sqm | $1,382 |
| Landed · Lorong Kismis | 155m | 2023-11 | — | 401 sqm | $1,808 |
The 22 most recent are listed, out of 102 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.
The afternoon sun, and what is approved in it247°–293°
Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.
Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.
Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.
1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:
| Approved | Away | Bearing | Height | What |
|---|---|---|---|---|
| 2024-05-02 | 155m | 264° W | 5 storeys | Proposed amendment to approved erection of 6 blocks of 5 storey residential flats (total 186 units) with commercial sh… |
Where the money actually goes
Drag the sale price. Everything moves.
Look up somewhere else
Any HDB block or private project in Singapore.