RPS · Resale Project Scorecard
Kismis Court — Grade A
RPS score 6.53/10 · D21 · Clementi Park, Upper Bukit Timah · 26 units · scored across 7 weighted factors — methodology published.
99YR · WIN HOUSE CO PTE LTD · TOP 1985
Strong project with clear strengths. Standout strengths: schools, capital appreciation. Key weaknesses: tenure, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 7/10
- Tenure10% weight
- 4/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +4.61% — top-quartile performance within its 1985-era cohort (74th percentile).
2 primary schools within 1km (nearest: BUKIT TIMAH PRIMARY SCHOOL at 0.41km). Exceptional school catchment — strong appeal for families with young children.
26 units — very small project; niche product with thin resale market.
0.70km from Beauty World Mrt Stn (DT5) — short walk to MRT, good transport convenience.
Rental yield of 3.77% — strong income return.
99YR tenure — about 54 years remaining; lease decay is starting to impact bank valuations and CPF usage.
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.67km, far enough that the impact on this project is modest.
Primary schools within 1km: Bukit Timah Primary School, PEI HWA Presbyterian Primary School.
The verdict· Scores updated September 2026
Kismis Court scores 6.53 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 635th of 2,357 resale condos scored in Singapore and 32nd of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Primary School Effect (9/10) and Project's Historical Performance (8/10); its weakest is Project Size (3/10). Strong project with clear strengths. Standout strengths: schools, capital appreciation. Key weaknesses: tenure, project size.
See all 74 scored condos in District 21 (Clementi Park, Upper Bukit Timah) →
RPS · Resale Project Scorecard
Recent resale transactions at Kismis Court
URA REALIS records no resale transactions at Kismis Court in the 12 months to September 2026. The Historical Performance factor (8/10) is scored on 10-year price performance against same-vintage peers instead.
Kismis Court: frequently asked questions
Answers generated from the scorecard data — RPS rank 635th of 2,357, scores updated September 2026.
- Is Kismis Court a good buy in 2026?
- Kismis Court scores 6.53/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 635th of 2,357 Singapore resale condos and 32nd of 74 in District 21 (Clementi Park, Upper Bukit Timah). Strong project with clear strengths. Standout strengths: schools, capital appreciation. Key weaknesses: tenure, project size. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Kismis Court?
- URA REALIS records no resale transactions at Kismis Court in the 12 months to September 2026, so there is no recent PSF to quote. RPS scores the project's Historical Performance factor (8/10) on its 10-year resale price performance against same-vintage peers instead.
- How far is Kismis Court from the nearest MRT station?
- Kismis Court is about 700m from Beauty World MRT (DT5), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Kismis Court compare with Sunset Lodge?
- Sunset Lodge is the project scored next to Kismis Court on the District 21 ranking: 6.55 (Grade A) against Kismis Court's 6.53 (Grade A). Kismis Court scores higher on MRT Proximity (7 vs 4) and Project's Historical Performance (8 vs 6); Sunset Lodge scores higher on Tenure (4 vs 10) and Primary School Effect (9 vs 10).
- Which primary schools are within 1km of Kismis Court?
- 2 primary schools are within 1km of Kismis Court: Bukit Timah Primary School, PEI HWA Presbyterian Primary School. 2 primary schools within 1km (nearest: BUKIT TIMAH PRIMARY SCHOOL at 0.41km). Exceptional school catchment — strong appeal for families with young children. Kismis Court scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Kismis Court, and how big is the project?
- Kismis Court is 99-year leasehold, completed in 1985, has 26 units, developed by WIN HOUSE CO PTE LTD. 99YR tenure — about 54 years remaining; lease decay is starting to impact bank valuations and CPF usage. 26 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Kismis Court in Clementi Park, Upper Bukit Timah
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Sunset LodgeA6.55
- Le WoodA6.53
- Sherwood TowersA6.58
- Toh Yi CourtA6.48
- Regis MansionsA6.58
- Palm ResidenceA6.47
See all 74 scored projects in Clementi Park, Upper Bukit Timah →
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