Kismis Place, Anak Bukit, Central Region, Singapore
$13,800,000


















Luxurious 3.5-Storey Semi-Detached House for Sale Type: Detached House District: 21 (Central Region) City Distance: 9.17km Tenure: Freehold Floor Size Approx.: 9,300sqft Land Size Approx.: 4,600sqft Facing: North South Bedrooms: 6 (All On Suites) Bathrooms: 5 + Powder Room + Pool Bath TOP Date: 2025 Storeys: 3 Storeys + Attic Car Porch: 2 Discover this stunning, newly rebuilt semi-detached house, boasting a massive built-up area of 9,000+ sqft. With a newly TOP date in 2025, this property offers: - Spacious and efficient layout throughout - Size comparable to a bungalow - Prime location: - 1km to Bukit Timah Primary School - Within 2km to Pei Hwa Presbyterian Primary School - Ideal for 3-generation families - Luxurious features: - Hydraulic lift - 20m lap pool - North-South orientation with ample natural light - Ample parking: - 2 cars within the car porch - 2 additional cars outside - High-quality finishes and situated on high ground, offering unblocked views from the attic floor Don't miss this incredible opportunity! Contact Renick Chua for a viewing today. P.S. Video and floor plan are readily available upon request.
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Total Transactions
5
Average Price
S5.0M
Total Value
S25.1M
Calculating fair value from URA transaction data…
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$8.58M
S$923 psf
Asking Price
S$13.80M
S$1,484 psf
vs Market
+60.9%
vs Last Done
+69.0%
Tenure
78 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Bukit Batok
2218m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$879
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$923
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -4.9% vs FV | 99yr from 1989 |
Apr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -4.9% vs FV | 99yr from 1989 |
Sep 2024 | Blk 6 TOH YI DR Floor 04 TO 06 | 1,572sqft | S$1,370,000 | ▼S$872 -5.5% vs FV | 99yr from 1989 |
Aug 2024 | Blk 6 TOH YI DR Floor 10 TO 12 | 1,572sqft | S$1,392,000 | ▼S$886 -4.0% vs FV | 99yr from 1989 |
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-4.9% vs FV
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-4.9% vs FV
Blk 6 TOH YI DR
Sep 2024 · Floor 04 TO 06
-5.5% vs FV
Blk 6 TOH YI DR
Aug 2024 · Floor 10 TO 12
-4.0% vs FV
HELIOS AI Analysis
In the upscale enclave of Bukit Timah, the valuation of this HDB Executive unit reveals a compelling narrative within the current real estate landscape. With an estimated value of $8,579,345, translating to $923 PSF, this property stands significantly above the market baseline, exhibiting a remarkable 60.9% premium. This exceptional valuation is underpinned by the remaining lease of 78 years, which, while providing substantial longevity for potential homeowners, also invites scrutiny given the overall market dynamics and leasehold considerations.
Despite the attractive valuation, it is essential to note that the model confidence remains categorized as low, indicating a degree of uncertainty in predicting future market movements. This valuation is derived from an analysis of only three recent HDB resale transactions in the vicinity, which suggests a limited data pool that may not fully encapsulate the broader market trends. Investors should weigh these factors carefully, considering both the unique appeal of Bukit Timah and the implications of the current market signals as they evaluate potential investment opportunities in this prestigious area.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.