homequant
condo · 596497

Kismis Court

Project page · 99-year lease from 1981

Indicative value range
S$2,218,293 – S$5,546,305
Indicative mid S$2,441,558 · S$1,146 psf

Based on 37 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Sherwood Tower · 887 m11-151,539 sqftS$1,385,000S$900 psf×1.000S$900 psf
Sept 2026Sherwood Tower · 887 m11-151,518 sqftS$1,680,000S$1,107 psf×1.000S$1,107 psf
May 2026Beauty World Centre · 818 m11-151,873 sqftS$2,050,000S$1,095 psf×1.000S$1,095 psf
Mar 2026The Reserve Residences · 897 m31-352,530 sqftS$6,736,440S$2,663 psf×0.988S$2,632 psf
Dec 2025The Reserve Residences · 897 m31-352,530 sqftS$6,717,720S$2,656 psf×0.996S$2,645 psf
Dec 20258@Bt · 812 m11-151,593 sqftS$4,180,000S$2,624 psf×0.996S$2,613 psf
Dec 20258@Bt · 812 m11-151,593 sqftS$4,170,000S$2,618 psf×0.996S$2,607 psf
Dec 20258@Bt · 812 m06-101,593 sqftS$4,088,000S$2,566 psf×0.996S$2,556 psf
Oct 2025Sherwood Tower · 887 m11-151,830 sqftS$1,830,000S$1,000 psf×0.996S$996 psf
Oct 2025Beauty World Centre · 818 m16-201,873 sqftS$2,200,000S$1,175 psf×0.996S$1,170 psf
Sept 2025Sherwood Tower · 887 m21-251,518 sqftS$1,700,000S$1,120 psf×1.003S$1,124 psf
Sept 2025Sherwood Tower · 887 m06-101,701 sqftS$1,880,000S$1,105 psf×1.003S$1,109 psf
Sept 2025Sherwood Tower · 887 m21-251,518 sqftS$1,740,000S$1,146 psf×1.003S$1,150 psf
Sept 2025Sherwood Tower · 887 m11-151,658 sqftS$1,720,000S$1,038 psf×1.003S$1,041 psf
Sept 2025Daintree Residence · 187 m01-051,593 sqftS$3,350,000S$2,103 psf×1.003S$2,109 psf
Jul 2025Sherwood Tower · 887 m21-251,539 sqftS$1,540,000S$1,001 psf×1.003S$1,004 psf
Jul 2025The Reserve Residences · 897 m01-052,250 sqftS$5,280,000S$2,347 psf×1.003S$2,354 psf
May 2025Sherwood Tower · 887 m26-301,787 sqftS$1,980,000S$1,108 psf×1.006S$1,115 psf
Apr 2025Sherwood Tower · 887 m11-151,539 sqftS$1,565,000S$1,017 psf×1.006S$1,023 psf
Apr 2025Sherwood Tower · 887 m21-251,518 sqftS$1,650,000S$1,087 psf×1.006S$1,094 psf
Apr 2025Beauty World Centre · 818 m06-101,873 sqftS$2,100,000S$1,121 psf×1.006S$1,128 psf
Apr 2025Beauty World Centre · 818 m11-151,873 sqftS$2,280,000S$1,217 psf×1.006S$1,225 psf
Apr 2025Beauty World Centre · 818 m26-301,970 sqftS$2,338,000S$1,187 psf×1.006S$1,194 psf
Mar 2025Kismis Court-2,131 sqftS$1,880,000S$882 psf×0.995S$878 psf
Mar 2025The Reserve Residences · 897 m06-101,894 sqftS$4,954,021S$2,615 psf×0.995S$2,602 psf
Feb 2025Sherwood Tower · 887 m11-151,561 sqftS$1,525,000S$977 psf×0.995S$972 psf
Feb 2025Beauty World Centre · 818 m16-201,873 sqftS$2,100,000S$1,121 psf×0.995S$1,116 psf
Feb 2025The Reserve Residences · 897 m06-101,894 sqftS$5,019,000S$2,649 psf×0.995S$2,637 psf
Feb 2025The Reserve Residences · 897 m11-151,894 sqftS$5,077,160S$2,680 psf×0.995S$2,667 psf
Jan 2025Sherwood Tower · 887 m11-151,518 sqftS$1,580,000S$1,041 psf×0.995S$1,036 psf
Jan 2025The Reserve Residences · 897 m26-301,625 sqftS$4,270,000S$2,627 psf×0.995S$2,614 psf
Dec 2024Sherwood Tower · 887 m11-151,539 sqftS$1,528,000S$993 psf×1.012S$1,005 psf
Nov 2024Sherwood Tower · 887 m06-101,539 sqftS$1,520,000S$988 psf×1.012S$999 psf
Nov 2024Beauty World Centre · 818 m11-151,873 sqftS$2,120,000S$1,132 psf×1.012S$1,146 psf
Nov 2024The Reserve Residences · 897 m21-251,625 sqftS$4,159,900S$2,559 psf×1.012S$2,590 psf
Nov 2024The Reserve Residences · 897 m31-352,519 sqftS$7,823,020S$3,106 psf×1.012S$3,143 psf
Nov 2024The Reserve Residences · 897 m26-301,625 sqftS$4,235,000S$2,606 psf×1.012S$2,637 psf

How accurate is this estimate for Kismis Court?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.56% gross yield

S$62,400 of rent a year against the estimate above · 0.83 points below flats like it

Leases signed here within a quarter of this size run about S$5,200 a month, the middle of 1 of them.

In the rest of the central region, leasehold flats yield 3.39%, from 131 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261900-2000 sqft3Non-landed PropertiesS$5,200
Q3 20251900-2000 sqft3Non-landed PropertiesS$5,200
Q4 20242100-2200 sqft3Non-landed PropertiesS$6,000
Q3 20241900-2000 sqft3Non-landed PropertiesS$5,200

median of 1 URA rental contracts at Kismis Court within a quarter of 198 sqm, since 2025Q4.

Buying or selling at S$2,441,558?

Buying: Stamp duty on S$2,441,558 · Cash and CPF needed on S$2,441,558 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,441,558.

Each opens with this figure filled in; change anything there.

Primary schools near 15 Toh Yi Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Mar 2025
Kismis Court · Condominium · 55 years left
2,131 sqftS$1,880,000S$882 psf

Sale prices as filed in caveats.

Where the lease takes this

About 53 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years48 yearsS$2,319,736S$2,561,176S$2,822,314S$2,834,547

On a flat market the lease alone costs 5% over 5 years. Prices would need to rise about 1.03% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.