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
The valuation of the HDB Executive located in the prestigious Bukit Timah area reflects a significant market positioning, with an estimated value of $8,579,345 translating to $923 PSF. This valuation marks a substantial premium, exceeding the baseline by 60.9%, indicating robust demand and desirability for properties in this affluent locale. The remaining lease of 78 years adds a layer of complexity to the valuation, as it sits within a critical threshold for buyer confidence and long-term investment viability.
Market dynamics in Bukit Timah suggest an increasing trend toward high-value HDB transactions, propelled by the area's prime location and its proximity to key amenities. However, it is important to note the low model confidence associated with this valuation, which arises from the limited dataset of only three recent HDB resale transactions in the vicinity. This scarcity of comparable sales may affect the reliability of the current estimate, underscoring the need for potential buyers to conduct thorough due diligence and consider broader market conditions before making investment decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.