RPS · Resale Project Scorecard
View @ Kismis — Grade S
RPS score 7.65/10 · D21 · Clementi Park, Upper Bukit Timah · 186 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 2024
Top-tier project across nearly every dimension. Standout strengths: capital appreciation, schools. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +5.15% places this condo in the top 9% of its 2024-era cohort — exceptional capital appreciation relative to peers of the same vintage.
2 primary schools within 1km (nearest: BUKIT TIMAH PRIMARY SCHOOL at 0.32km). Exceptional school catchment — strong appeal for families with young children.
186 units — boutique development. Lower transaction frequency and limited shared facilities.
0.78km from Beauty World Mrt Stn (DT5) — short walk to MRT, good transport convenience.
Rental yield of 3.35% — above-average income return.
99YR tenure — about 92 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.75km, 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
View @ Kismis scores 7.65 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 134th of 2,357 resale condos scored in Singapore and 8th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Project's Historical Performance (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (4/10). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, schools. Key weaknesses: future transformation.
See all 74 scored condos in District 21 (Clementi Park, Upper Bukit Timah) →
RPS · Resale Project Scorecard
Recent resale transactions at View @ Kismis
12 months to September 2026 (Oct 2025 – Sep 2026): 7 resale transactions, median $1,958 psf, median price $1.33M. Median PSF is down 5.7% on the previous 12 months (Oct 2024 – Sep 2025, $2,077 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 3 | $1,931 psf | $1.33M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 3 | $1,958 psf | $1.37M |
| Jul–Sep 2026 | 1 | $2,078 psf | $1.23M |
| 12-month total | 7 | $1,958 psf | $1.33M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
View @ Kismis: frequently asked questions
Answers generated from the scorecard data — RPS rank 134th of 2,357, scores updated September 2026.
- Is View @ Kismis a good buy in 2026?
- View @ Kismis scores 7.65/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 134th of 2,357 Singapore resale condos and 8th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Top-tier project across nearly every dimension. Standout strengths: capital appreciation, schools. Key weaknesses: future transformation. 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 View @ Kismis?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 7 resale transactions at View @ Kismis, at a median of $1,958 psf and a median price of $1.33M (range $1,825 psf to $2,078 psf). The median PSF is down 5.7% on the previous 12 months (Oct 2024 – Sep 2025, $2,077 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is View @ Kismis from the nearest MRT station?
- View @ Kismis is about 780m 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 View @ Kismis compare with The Blossomvale?
- The Blossomvale is the project scored next to View @ Kismis on the District 21 ranking: 7.70 (Grade S) against View @ Kismis's 7.65 (Grade S). View @ Kismis scores higher on Rental Yield (5 vs 1) and Project's Historical Performance (10 vs 8); The Blossomvale scores higher on Project Size (5 vs 8) and MRT Proximity (7 vs 10).
- Which primary schools are within 1km of View @ Kismis?
- 2 primary schools are within 1km of View @ Kismis: Bukit Timah Primary School, PEI HWA Presbyterian Primary School. 2 primary schools within 1km (nearest: BUKIT TIMAH PRIMARY SCHOOL at 0.32km). Exceptional school catchment — strong appeal for families with young children. View @ Kismis 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 View @ Kismis, and how big is the project?
- View @ Kismis is 99-year leasehold, completed in 2024, has 186 units, developed by Sim Lian Group. 99YR tenure — about 92 years remaining — no near-term decay concern. 186 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of View @ Kismis 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.
- The BlossomvaleS7.70
- Bukit RegencyS7.54
- VerdaleS7.72
- Mayfair GardensS7.49
- The NexusS7.76
- The SterlingA7.30
See all 74 scored projects in Clementi Park, Upper Bukit Timah →
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