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TRIBE
CGrade

Resale Project Scorecard

Kismis View

D21 · Clementi Park, Upper Bukit Timah · 99-year leasehold · completed 1984 · 43 units

Grade C, 5.43 out of 10, the 65th highest score among 74 resale condos in District 21.

How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.

TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →

Lease left, about
92 yrs
To Beauty World MRT
650 m

Background: Clementi Park, Upper Bukit Timah, not this condo. Photo credits

Kismis View Score

C
Grade
Score out of 10
5.43
Highest score among 74 resale condos in District 21
65th

Below-average project with notable weaknesses. Standout strengths: schools, tenure. Key weaknesses: project size, rental yield.

Project's Historical Performance25%4/10

Avg Ann. of +0.00% — but from only 2 resale sales in the last 10 years, too thin a sample to read capital appreciation reliably, so the score is discounted toward the cohort average.

The district median is 7/10.

Primary School Effect20%9/10

2 primary schools within 1km (nearest: Bukit Timah Primary School at 0.20km). Exceptional school catchment — strong appeal for families with young children.

The district median is 9/10.

  • Bukit Timah Primary School
  • Pei Hwa Presbyterian Primary School

Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →

Project Size16%3/10

43 units — very small project; niche product with thin resale market.

The district median is 5/10.

MRT Proximity13%7/10

650 m from Beauty World MRT (DT5) — short walk to MRT, good transport convenience.

The district median is 8/10.

Rental Yield10%1/10

District rental yield 2.24% used as proxy (project-level rental data unavailable) — weak yield for the area.

The district median is 3/10.

Tenure10%9/10

99YR tenure — about 92 years remaining — no near-term decay concern.

The district median is 10/10.

Future Transformation6%4/10

Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.75km, far enough that the impact on this project is modest.

The district median is 4/10.

Scores updated October 2026. On the map →

Why Kismis View scores 5.43

Kismis View scores 5.43 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1681st of 2,350 resale condos scored in Singapore and 65th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Primary School Effect (9/10) and Tenure (9/10); its weakest is Rental Yield (1/10).

FactorThis condoDistrictEffect
Project's Historical Performance25%4/107/10−0.75
Primary School Effect20%9/109/10±0.00
Project Size16%3/105/10−0.32
MRT Proximity13%7/108/10−0.13
Rental Yield10%1/103/10−0.20
Tenure10%9/1010/10−0.10
Future Transformation6%4/104/10±0.00

Medians are across the 74 scored resale projects in District 21 (Clementi Park, Upper Bukit Timah). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Kismis View and a median-profile project (6.93). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

Kismis View Notes

How these numbers are worked out
  • Grade C places Kismis View in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
  • MRT distance is a straight line on the map; the walking route is longer.
  • Factor bars: the black mark on each bar is the district median.
  • Score: seven weighted factors. Methodology published.
What the score cannot tell you
  • RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score.
  • Kismis View has no row in the URA REALIS caveat dataset TRIBE uses, so no recent-price evidence is shown here. The Historical Performance factor (4/10) rests on the 10-year record.
  • Historical Performance is a percentile among projects of similar vintage (completed around 1984, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
  • The nearest MRT is Beauty World MRT (DT5), 650 m in a straight line. The walking route is usually longer, and bus links are not scored.
  • Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
  • Scores updated October 2026. Nothing on this page is a valuation or advice on a specific unit.

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