VIEW AT KISMIS
UrbanLens Analysis
At $2,046 PSF, VIEW AT KISMIS prices 21% above the District 21 median. Compare that to 8@BT at $2,727 PSF -- a 25% premium that buyers need to justify. The 9-minute walk to Beauty World MRT (696m) is workable, though not the kind of proximity that commands a premium on its own.
Prices have essentially flatlined over two years (+2.8%), suggesting a market in equilibrium. 36 transactions over two years gives deep liquidity and reliable pricing signals. For context, PINETREE HILL has gained 6.4% over the same period.
With ~92 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Gross yield of 3.5% tracks the RCR average of 3.5%. At $3,885/month median rent, income is market-rate -- neither a standout nor a weakness.
The 186-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| NAVA GROVE | $2,478 | — | 0.0% |
| PINETREE HILL | $2,543 | — | +6.4% |
| 8@BT | $2,727 | — | 0.0% |
| THE SEN | $2,338 | — | 0.0% |
| KI RESIDENCES AT BROOKVALE | $2,242 | 2.9% | +10.0% |
PSF Trend
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