VIEW AT KISMIS
Upper Bukit Timah Condominium . Landed Enclave
View at Kismis is a brand new 5-storey high condominium in the Lorong Kismis area / Toh Yi Drive area off Upper Bukit Timah Road. Its immediate surrounding is a predominantly private residential estate, comprising an almost equal mix of landed houses and low-rise condominiums.
This mixture gives a rather attractive character to the neighbourhood, that is heightened by the greenery and nature reserves around the estate. The nearest MRT station to View @ Kismis is Beauty World station, about 10 to 11 minutes walk away. Beauty World is also where a couple of old shopping centres can be found, that are prime candidates for en-bloc redevelopment.
View at Kismis is being built on the site formerly occupied by Kismis View, that was sold for re-development in a collective tender exercise to Roxy-Pacific Holdings and TE2 Development.
About the View at Kismis Singapore Neighbourhood
Factors that drew the developers to bid for the site are attributes like its proximity to the Beauty World MRT station, its nearness to centres of growth identified by the URA Master Plan, as well as the very regular rectangular land shape. The size of this land parcel is just nice too – neither too small to develop and maintain economically, nor so big as to be unwieldy.
The location is another draw. This part of Upper Bukit Timah where View @ Kismis is located is considered a pretty prime residential neighbourhood, as it is just across Clementi Road from the upmarket Bukit Timah Road with its upscale price tags. Over there, 99 year leasehold projects like Mayfair Modern and Fourth Avenue Residences are commanding prices of between $1,9xx to $2,3xx PSF. Whereas View at Kismis is likely to be priced at least 20% below that.
The neighbourhood here has its own appeal, to young entrepreneurs, upper middle income locals, and expatriates. It is near an array of interesting eateries and amenities. It is also within easy reach of a number of good schools, including several international schools along Bukit Timah Road.
The site itself is on elevated ground. A number of units should get views of Bukit Timah Hill and Bukit Timah Nature Reserve. The reserve, one of only a few patches of primary rain forests in Singapore, is part of the Central Water Catchment area that covers a large tract of greenery and water bodies.
If you like the idea of living in a cosy low-rise environment, in an established estate with a bit more character than the norm, and within easy reach of nature parks, then View at Kismis might suit you. Just drop us a note and we will keep you posted on the launch dates, floor plans, price, and other details.
Register interest or request details here.
Kismis Condo · FactSheet
|Name||View at Kismis|
|Developer||Roxy-TE2 Development Pte Ltd
(JV of Roxy-Pacific Holdings and TE2 Development)
|Status||Condominium (Foreigners eligible to buy)|
|Address||15 Lorong Kismis Singapore 598008
17 Lorong Kismis Singapore 598010
19 Lorong Kismis Singapore 598012
21 Lorong Kismis Singapore 596187
23 Lorong Kismis Singapore 596188
25 Lorong Kismis Singapore 596189
|Site Area||9,321.60 m² (100,337 sq ft)|
|Floor Area||13,050 m² (140,472 sq ft)|
|Plot Ratio||1.4 (1.54)|
|Tenure||Leasehold 99 years commencing on 31 May 2019|
|T.O.P. Date||1 May 2023|
|No. of Storeys||5|
|No. of Lifts||2 per block|
|No. of Units||186 Residential Apartments + 2 Shops|
|Car Park Spaces||186 + 3 handicapped-accessible spaces|
|Description||Development comprising 6 blocks of 5 storey residential flats (186 units) with commercial shops (2 units) at 1st storey, a basement car park, and communal facilities at 1st storey and roof terrace on Lots 00656A & 04373K at MK05 at Lorong Kismis (Bukit Timah Planning Area)|
|Architect||JGP Architecture (S) Pte Ltd|
|C&S Engineer||KCL Consultants Pte Ltd|
|M&E Engineer||Elead Associates Pte Ltd|
|Main Contractor||Rich-Link Builders Pte Ltd|
|Showflat ID||Sujonohun Pte Ltd|
|Developer’s Solicitor||Denton Rodyk & Davidson LLP|
|Project Account||ROXY-TE2 DEVELOPMENT PTE LTD – PROJECT ACCOUNT NO. 2000600707|
View at Kismis Floor Plans
The View at Kismis condo floor plans are available. Below are a couple of example floor plans showing the View @ Kismis showflat units.
Please drop your contact via the Form below if you would like us to email you the full set of floor plans.
View @ Kismis Site Plan
The View @ Kismis Singapore site sits on rising ground. It is a rectangular plot of land aligned in a north-east / south-west direction, fronting Lorong Kismis on its south-east boundary. Across Lorong Kismis at this point, is the 4-storey high Kismis Court, a small apartment development.
To the south-west, it overlooks a row of one to 2 storey high houses, while to the north-west it faces some houses as well as a narrow corner of Creek at Bukit, a low-rise condo. The north-east side also faces another condominium that is under construction, the 5-storey high Daintree Residence.
Hence it has the advantage of being nestled amidst a mix of landed houses and the landscaped grounds of other low-rise residential developments, accessed by a small side-road on its front. This makes for a quiet and peaceful environment inside, away from any high traffic or crowded areas.
The low-rise nature of the surrounding also allows line of sight from higher floor units, to the top of Bukit Timah Hill, given that our tallest hill is not very high.
View at Kismis Showflat · Viewing
Please drop us your contact details via the Contact Form if you wish to view the View @ Kismis showflat. Either virtual online walkthroughs, or advance appointments.
View at Kismis Prices · Unit Types
UNIT TYPES . SIZES
|Unit Description||Type||No. of
|2 Bedroom Premium||B||49||55 – 56||592 – 603|
|2 Bedroom + Guest||C||75||62 – 66||667 – 710|
|3 Bedroom + Guest||E||31||82 – 83||883 – 893|
|5 Bedroom||G||19||118 – 120||1,270 – 1,292|
|Shop||S||2||17 / 18||183 / 194|
|Total Number of Units||188|
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
VIEW AT KISMIS PRICE RANGES
The starting View @ Kismis prices as at 11 June 2020 are listed here. Subject to increase as units are sold.
Kindly drop us your contact in the Form below if you wish to know the latest updated prices and availability.
|2 Bedroom Premium||B||22||592 – 603||From $976K Up|
|2 Bedroom + Guest||C||36||667 – 710||From $1.147M Up|
|3 Bedroom||D||0||807||SOLD OUT|
|3 Bedroom + Guest||E||13||883 – 893||From $1.439M Up|
|4 Bedroom||F||0||1,012||SOLD OUT|
|5 Bedroom||G||13||1,270 – 1,292||From $1.978M Up|
The View at Kismis site was formerly occupied by Kismis View condo, that was sold en-bloc to TE2 Development and RP Ventures (a subsidiary of Roxy-Pacific Holdings) in January 2018. They submitted the highest bid of SGD$102.75 million for the site.
This land parcel spans 90,863 sq ft, with a master plan plot ratio of 1.4, similar to that of the surrounding land. However it has a high development baseline (inherited from Kismis View) that allows it to be built up to a total GFA (gross floor area) of 139,929 sq ft, inclusive of the bonus 10% balcony GFA. That equates to an effective plot ratio of 1.54.
Inclusive of a premium of SGD$17 million to top up the lease to a fresh 99-year term, the land rate works out to $856 per square foot per plot ratio (PSF PPR).
Hence the break-even cost of this project after adding all the construction, development, financing and overhead costs, could be in the region of $1,400 PSF. The selling price could upwards of 10% above that.
Kismis Condo · Developer
The View at Kismis Singapore is being developed by a collaboration of Roxy-Pacific Holdings subsidiary RP Ventures and TE2 Development in a 60-40 joint venture.
About Roxy-Pacific Holdings (“Roxy Pacific” or the “Group”)
Roxy Pacific is a local property and hospitality group founded in 1967, with a well-established track record. It has been listed on the SGX Mainboard since 2008, and holds a considerable real estate portfolio comprising residential, retail and hotel properties.
The main business focus of the group is the development and sale of residential and commercial real estate. In this area, Roxy Pacific is known for the many small to mid-sized condominium and apartment developments it has successfully launched.
In fact, from 2004 to date, it has delivered over 45 projects that have contributed some 4,300 units to the housing stock across Singapore, Australia and Malaysia. Examples of their work in Singapore include Eon at Shenton, Straits Mansions at East Coast, Liv on Sophia, Spottiswoode 18, St Patrick’s Loft, and Fyve Derbyshire.
Overseas, ongoing projects include The Colony by Infinitum in KL, Malaysia, and The Hensley, West End Residences, and Octavia Killara in Sydney, Australia.
The Group also owns a number of commercial investment properties, including hotels in Japan, Singapore, and the Maldives. As well as retail and office blocks in partnerships in the Sydney, Melbourne, and Auckland CBDs.
About Tong Eng Group (“Tong Eng” or the “Group”)
TE2 Development is the private family office of Mr Teo Tong Lim, the managing director of Tong Eng Group.
In the several decades since it was established in the 1950s, the group has taken pride in delivering projects that blend aesthetics with functionality. Tong Eng Brothers has developed over a hundred acres of land with a wide spectrum of building types, from landed housing to condominiums, to office and retail developments.
Tong Eng seeks to create products of uncompromising quality, distinction, and understated elegance to produce buildings of enduring value. In every project, careful attention is paid to each detail. From ensuring space maximisation and utilitarian layouts, to meticulous material selection, to setting a high standard of construction quality.
View at Kismis Location · Features
- Location. The View at Kismis condo location is in a well-established residential enclave off upper Bukit Timah, on the site of the former Kismis View apartments. This estate is across Clementi Road from upscale Bukit Timah Road, that has long been regarded as one of the top residential neighbourhoods in Singapore.
Nearest MRT Station. The nearest exit of the Beauty World MRT station is about 800m, or 10 minutes walk from the Kismis condo location. This station is on the Downline Line that goes past Bukit Timah Road, Newton and Bugis, to Marina Bay and Telok Ayer. From Beauty World station, it takes around 20 minutes to get to Orchard Road, or half an hour to arrive at Bayfront and Suntec City.
Shops, Banks, Supermarkets, Dining. A 5 minute walk down Lorong Kismis and along Toh Yi Drive, will get you to Jalan Jurong Kechil. Here on the way to Beauty World station, are a couple of rows of shophouses and ground floor shops fronting the road. These provide a mix of services such as cafes, eating houses, ice-cream joints, clinics, car accessories, and spas & salons. And at the end of the Jalan Jurong Kechil where it meets Upper Bukit Timah Road, we have the Bukit Timah Market and Food Centre.
There are a couple of shopping centres near the View @ Kismis location too, with an almost complete range of shops including supermarkets, lifestyle stuff, banks, clinics, and so on. A 14 minute walk takes you to Beauty World Centre and Bukit Timah Shopping Centre. While a 16 minute walk past the Toh Yi HDB blocks and out through Pei Wah Avenue will bring you to Bukit Timah Plaza.
Schools. The Kismis condo location is within 1 km of a couple of primary schools, in fact within walking distance from them. 6 minutes to Bukit Timah Primary, and 13 minutes to Pei Hwa Presbyterian Primary, to be exact. We are also within 2 km from Methodist Girl’s School at King Albert Park MRT station.
The MRT line from here actually runs through the Bukit Timah Road education belt, home to a number of well-known schools. Like Raffles Girls’, Nanyang Girls’ High, National Junior College, Hwa Chong Institution and High, Singapore Chinese Girls, Anglo-Chinese School.
This part of Singapore is also known for a proliferation of international schools and academic institutes. Like the Singapore Korean International School, Hollandse School, Swiss School in Singapore, Chatsworth International (Bukit Timah Campus), Ngee Ann Polytechnic and the National University of Singapore campuses, and Singapore Polytechnic.
- Lifestyle Amenities. The View at Kismis location is close to Bukit Batok Nature Park and Bukit Timah Nature Reserve. Lots of walking and biking trails to be explored. It should appeal to outdoor fans and nature lovers. Or simply those who like to be within walking distance of a patch of greenery, for a place to unwind and relax on weekends.
- Accessibility. A 5 minute drive takes you to nearest PIE (Pan Island Expressway) exits in both directions, that connects to the expressway network. As an example, it takes about 25 minutes from the View @ Kismis condo location to get to Changi Airport, and 20 minutes to Raffles Place, via the expressways.