15 Lorong Kismis, Singapore 598008; 17 Lorong Kismis, Singapore 598010; 19 Lorong Kismis, Singapore 598012; 21 Lorong Kismis, Singapore 596187; 23 Lorong Kismis, Singapore 596188; 25 Lorong Kismis, Singapore 596189
View at Kismis is Anak Bukit’s rare new low-rise: 186 units across 6 blocks of just 5 storeys, completed in 2024 by Roxy-Pacific and Tong Eng. It trades at a median $2,040 psf, inside a subzone that has crammed 42 condo projects into one postcode.
The MRT sits within the 1km ring rather than on the doorstep. Beauty World MRT (DT5) is the nearest station, and the walk covers the DT5 hub’s malls and the district’s ongoing redevelopment, without living directly above the construction.
Two primary schools fall inside the 1km priority band: Bukit Timah Primary School and Pei Hwa Presbyterian Primary School. Under MOE’s P1 registration framework, that radius decides ballot priority in the later phases, and our P1 registration guide walks through how. Keming Primary, Methodist Girls’ (Primary) and Bukit View sit in the wider 1km to 2km ring.
The mix runs a barbell: 130 two-bedders, 36 three-bedders, just 1 four-bedder and 19 five-bedroom family plates, with no one-bedroom stock at all. That skew keeps the tenant and buyer pool split between compact-format landlords and space-hunting families, with little in between.
On tenure: the 99-year lease runs from 31 May 2019, which leaves roughly 92 years as of 2026. That is a young clock for a project that has already TOP’d, and the price sections below show what the market pays for it.
Virtual Tours
Walk the show units and look out from the site before you visit.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 2 Bedroom | 130 | 517 - 710 | 69.89% | A1, B1, B2, C1 - C9 |
| 3 Bedroom | 36 | 807 - 893 | 19.35% | D1, E1, E2 |
| 4 Bedroom | 1 | 1,012 | 0.54% | F1 |
| 5 Bedroom | 19 | 1,270 - 1,292 | 10.22% | G1 - G3 |
| Overall | 186 | 517 - 1,292 | 100.00% |
Anak Bukit is one of the most crowded subzones in Singapore, 42 condo projects and about 6,613 units stacked into one postcode, and View at Kismis is one of only 4 projects to complete since 2022. The 4 sections below put numbers on where it sits.
Most View at Kismis resale transactions fall between $1,931 and $2,137 psf, with a median of $2,040 psf. That covers 21 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The structural read is straightforward. Daintree Residence (TOP 2022, 99 year) trades almost identically at $2,041 psf, and Verdale (2023, 99 year) sits just below at $1,932 psf. The Linq @ Beauty World, the freehold newcomer with the same TOP year, commands $2,776 psf, a tenure premium View at Kismis does not chase. Terrene at Bukit Timah, a 999-year leasehold project, prints closer at $2,000 psf.
Recent prints, as of August 2026: a 592 sqft unit at $1.275M ($2,154 psf) in May 2025, a 1,270 sqft unit at $2.68M ($2,110 psf) in July 2025, and a 602.8 sqft unit at $1.1M ($1,825 psf) this May, the softest print on record. The gap between the 2025 high and the 2026 low is real, and it is exactly what a specific stack check is for.
Eyeing a specific stack? We pull the latest transactions before you offer, honest advice, no pressure. WhatsApp us
The size ladder that URA data actually confirms, priced at the $2,040 psf median:
592 sqft, 2 baths: about $1.21M.
603 sqft, 1 bath: about $1.23M.
689 sqft, 2 baths: about $1.41M.
700 sqft, 2 baths: about $1.43M.
710 sqft, 2 baths: about $1.45M.
That is the confirmed 2-bedroom ladder, 592 to 710 sqft. Our records also count 36 three-bedders, 1 four-bedder and 19 five-bedders in the building, but the verified sqft for those larger formats is not in our data, so we are not pricing them here rather than guessing. Anyone sizing up from the 2-bedroom range should ask us for the specific stack’s confirmed floor plate before offering.
Supply: Anak Bukit holds 42 projects totalling about 6,613 units, but only 4 have completed since 2022: Daintree Residence, Verdale, View at Kismis and The Linq @ Beauty World. Forett at Bukit Timah also TOP’d in 2024. Behind that, 8 @ BT, The Sen and The Reserve Residences are still under construction, completing 2027 to 2028.
Demand: Bukit Timah town’s ready upgrader pool runs 1,983 four-room, five-room and executive HDB flats already past their Minimum Occupation Period. Over the last 12 months the median Bukit Timah 4-room resale sold for $922,500 and the median 5-room for $1.115M, so a paid-up flat covers most of the quantum on View at Kismis’s 2-bedroom band.
Rental: 31 leases signed since January 2025 across the recorded formats, 2-bedders at a median $3,500 a month, with the larger formats letting at $4,150 and $7,500 on thin sample sizes. Gross yields on the 2-bedroom band run about 2.9% to 3.5%.
The honest take: 5 storeys means no view stock anywhere in the building, the mix is barbelled so mid-size 3 and 4-bedders are scarce, and 92 years of lease still deserves a check against your exit year. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what else is coming to the corridor.
Bukit Timah HDB upgraders with a paid-up 4 or 5-room flat, families balloting for Bukit Timah Primary or Pei Hwa Presbyterian, and buyers who want new-build stock without new-build height. The 19 five-bedroom plates suit multi-generation families who want space without leaving the district.
Buyers chasing a mid-size 3 or 4-bedroom home will find the shelf thin here, and buyers who want a freehold address on the same street are better served by The Linq @ Beauty World, at its premium. For everyone else, View at Kismis is the newest low-rise stock in one of the most contested school belts in Singapore.
Thinking about View at Kismis?
Before you offer, speak to us. We will run the stack you are eyeing against the latest transactions and give you an honest read, no pressure either way. WhatsApp us
View at Kismis has 6 blocks of 5 storeys.
View at Kismis rises 5 storeys across 6 blocks.
View at Kismis has 186 residential units.
View at Kismis offers 2 Bedroom (517 to 710 sqft), 3 Bedroom (807 to 893 sqft), 4 Bedroom (1,012 sqft), 5 Bedroom (1,270 to 1,292 sqft).
The floor plans we hold for View at Kismis are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
View at Kismis sits on a site of about 8,441 sqm (roughly 90,900 sqft).
View at Kismis is 99-year leasehold (lease from May 2019).
No, View at Kismis is a 99-year leasehold development (lease from May 2019).
View at Kismis is developed by Roxy-Pacific Holdings and Tong Eng Group (JV).
View at Kismis is at 15 Lorong Kismis, Singapore 598008 – about 750m from Beauty World MRT (DT5).
View at Kismis is in District 21 (Upper Bukit Timah, Clementi Park, Ulu Pandan), in the Rest of Central Region (RCR).
The nearest MRT is Beauty World (DT5), about 750m away.
Schools within 1km of View at Kismis: Bukit Timah Primary School, Pei Hwa Presbyterian Primary School.
Primary schools within 2km of View at Kismis: Bukit Timah Primary School, Pei Hwa Presbyterian Primary School, Bukit View Primary School, Keming Primary School and Methodist Girls’ School (Primary). Of these, Bukit Timah Primary School and Pei Hwa Presbyterian Primary School fall inside the 1km P1 registration radius.
Shopping malls within about 2km of View at Kismis include Beauty World Plaza, Beauty World Centre and Bukit Timah Shopping Center.
Yes – parks within about 2km of View at Kismis include Eng Kong Garden, Cheng Soon Garden Playground, Savoy Park, Hoover Park and Jalan Tekukor Playground.
Based on transactions in the last 12 months, PSF ranges from about $1,825 to $2,110.
Based on recent transactions, 2 Bedroom units start from about $1.1M, 3 Bedrooms from about $1.82M, 5 Bedrooms from about $2.5M.
View at Kismis has seen average rental yields of about 3.6% based on recent transactions, and the nearest MRT, Beauty World (DT5), is about 750m away. As with any RCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
View at Kismis is a good fit for school-focused families – Bukit Timah Primary School, Pei Hwa Presbyterian Primary School are within 1km.
View at Kismis is a 99-year leasehold condominium in District 21 developed by Roxy-Pacific Holdings and Tong Eng Group (JV), TONG ENG, comprising 186 units across 6 blocks. It obtained TOP in 2024.
View at Kismis obtained TOP in 2024.
View at Kismis is fully completed – TOP was obtained in 2024. Units are now available on the resale market.
Yes. Foreigners can buy View at Kismis because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
View at Kismis is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
Hi 
We offer private property consultations for readers. Interested?
