Predictive Property

PropertyCorridors

PREDICTIVE PROPERTY: 83 KISMIS AVENUE

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ML Indicative Values

ML Indicative Value: $9,186,600 [ (2,269 psf * 3,608 sqft) + $1,000,000 BCA Capital Expenditure ]

Gross Indicative Capital Gain Today: $4,686,600

Net Indicative Capital Gain Today: $3,686,600

Asking Price

$9,800,000

Asking PSF: $2,715

Listing TypeSingle-Agent Listing

Posted Times85 time(s)

First Posted06-Mar-2023

Last Posted27-Jun-2025

Agent Roland Wong (R007902F)

AgencyLESLIECHAN & CO PTE LTD

Time On Market

3 years 7 months 23 days · Based on first posted date

View Listing Details

Probable Settlement Price

$9,493,276

Transaction Info

Transaction Amount $4,500,000

PSF $1,247

Last Transaction 13-Oct-2021

Property Details

Land Area3,608 sqft (Area from ura.gov.sg)

TenureFreehold

Property TypeSemi-Detached House

Location

Postal Code598260

District21

Area NameENG KONG GARDEN

Planning Info

Planning AreaBukit Timah

Planning RegionCentral Region

Planning SubzoneAnak Bukit

Land Registry

Mukim NumberMK05-05674N

Balance Lease999 Years

House TypeSemi-Detached House

Regulatory

BCA InformationModification After Sale

BCA Total Cost $1,000,000

Planning DecisionYES

Past Sale Transactions

No.	Transaction Date	Purchased Price	PSF	Area (Sqft)	Sale Type	House Type	Source
1	13-Oct-2021	$4,500,000	$1,247	3,608	Resale	Semi-Detached House	URA

Past Rental Transactions (Last 3 Years)

No rental transactions found.

Maps

05-Jun-1991

Planning Decision

Submission	SUBDIVISION OF LAND INTO 2 PLOTS
Decision Date	05-Jun-1991
Decision Type	Written Permission
Apply Type	Subdivision of Land
Decision No	P300491-12B1-Z000

1995

Start of SLA Digital Journey

House Type	Semi-Detached House
Tenure	Freehold
Area	3,608 sqft

13-Oct-2021

Resale

Purchased Price	$4,500,000
PSF	$1,247
Area	3,608 sqft

01-May-2022

Permits to Commence Structural Works

Date	01-May-2022
Description	PROPOSED RECONSTRUCTION OF THE EXISTING 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH NEW 3RD STOREY AND ROOF TERRACE ON LOT 05674N MK05 AT 83 KISMIS AVENUE(BUKIT TIMAH PLANING AREA) ON LOT 05674N MK05 AT 83 KISMIS AVENUE
Cost	$1,000,000 3MONTH(S)
Builder	FUTURE INNOVATION & CONSTRUCTION PTE LTD
Architect	YUE CHEONG KUAN

18-May-2022

Planning Decision

Submission	PROPOSED RECONSTRUCTION OF THE EXISTING 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH NEW 3RD STOREY AND ROOF TERRACE ON LOT 05674N MK05 AT 83 KISMIS AVENUE (BUKIT TIMAH PLANING AREA)
Decision Date	18-May-2022
Decision Type	Written Permission
Apply Type	New Erection
Decision No	P190322-52D2-Z000

01-Jun-2022

Permits to Commence Structural Works

Date	01-Jun-2022
Description	PROPOSED RECONSTRUCTION OF THE EXISTING 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH NEW 3RD STOREY AND ROOF TERRACE ON LOT 05674N MK05 AT 83 KISMIS AVENUE(BUKIT TIMAH PLANING AREA) ON LOT 05674N MK05 AT 83 KISMIS AVENUE
Cost	$1,000,000 18MONTH(S)
Builder	FUTURE INNOVATION & CONSTRUCTION PTE LTD
Architect	YUE CHEONG KUAN

25-Apr-2023

Planning Decision

Submission	PROPOSED AMENDMENT TO APPROVED RECONSTRUCTION OF THE EXISTING 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH NEW 3RD STOREY AND ROOF TERRACE (BUKIT TIMAH PLANING AREA)
Decision Date	25-Apr-2023
Decision Type	Written Permission
Apply Type	Amendment to New Erection
Decision No	P190322-52D2-A012

15-May-2023

Temporary Occupation Permits Issued

CSC No	202384541
Date	15-May-2023
Description	PROPOSED RECONSTRUCTION OF THE EXISTING 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH NEW 3RD STOREY AND ROOF TERRACE ON LOT 05674N MK05 AT 83 KISMIS AVENUE
Floor Area	475
Cost	$1,000,000
Architect	YUE CHEONG KUAN

07-Jul-2023

Certificates Of Statutory Completion

CSC No	202385232
Date	07-Jul-2023
Description	RECONSTRUCTION OF THE EXISTING 2-STOREY ENVELOPE CONTROL SEMI-DETACHED DWELLING HOUSE WITH NEW 3RD STOREY AND ROOF TERRACE ON LOT 05674N MK05 AT 83 KISMIS AVENUE(BUKIT TIMAH PLANING AREA)
Floor Area	475
Cost	$1,000,000
Architect	GARY NG WEE GIAP

Today

Today's ML Valuation

Live

Description	Price	PSF
Type: Semi-Detached House Tenure: Freehold Latest Contract Date: 13-Oct-2021 Area: 3,608 Sqft	$4,500,000	$1,247
Price Index	$2,269	$2,269
House Adjustment	0	$2,269
BCA Cost	$1,000,000
ML Indicative Valuation	$9,186,600
Gross Indicative Capital Gain Today	$4,686,600

Nearby MRT / Train Stations

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Predictive Vacancy for 2026
#	School Name	Area	Address	Distance	2C	2C (%)	Registration(2C)	2CS	2CS (%)	Registration(2CS)	Phase 3
1	Pei Hwa Presbyterian Primary School	Bukit Timah	7 Pei Wah Avenue, S597610	237m	41	77.0%	53	Not Applicable	Not Applicable	Not Applicable	0
2	Bukit Timah Primary School	Bukit Timah	111 Lorong Kismis, S598112	835m	124	100.0%	114	Not Applicable	Not Applicable	Not Applicable	7
3	Methodist Girls' School (Primary)	Bukit Timah	11 Blackmore Drive, S599986	1.1km	Not Applicable	Not Applicable	Not Applicable	0	0%	0	0

Legal Requisition for this house

Legal Requisition

No file found.

Road Line Plan

No file found.

Drainage Plan

No file found.

Railway Protection Plan

No file found.

Sewerage Information Plan

No file found.

Water Service Plan

No file found.

Legal Requisition Along the street

No properties found on this street.

Machine Learning Valuation Price

Street ML Valuations Map

ML = Machine Learning Valuation

Street Transactions & Valuations

Address	Sqft	Purchased Price	Transaction Date	Valuation Price	Planning Decisions/BCA	BCA Cost	View
79 KISMIS AVENUE	3,916	$5,725,000 ($1,462 Psf)	08-Dec-2022	$8,799,252 ($2,247 Psf)	N.A / N.A	0	View
83 KISMIS AVENUE	3,608	$4,500,000 ($1,247 Psf)	13-Oct-2021	$9,186,552 ($2,269 Psf)	Yes / Modification After Sale	1,000,000	View
41 KISMIS AVENUE	4,000	$4,908,000 ($1,227 Psf)	01-Sep-2021	$12,188,000 ($2,247 Psf)	Yes / Modification After Sale	3,200,000	View
60 KISMIS AVENUE	2,063	$3,550,000 ($1,721 Psf)	11-May-2021	$5,927,642 ($2,534 Psf)	Yes / Modification After Sale	700,000	View
70 KISMIS AVENUE	3,847	$4,950,000 ($1,287 Psf)	03-Dec-2020	$10,486,373 ($2,259 Psf)	Yes / Modification After Sale	1,796,000	View
24 KISMIS AVENUE	2,088	$3,350,000 ($1,604 Psf)	30-Oct-2020	$5,119,776 ($2,452 Psf)	N.A / Modification Before Sale	0	View
47 KISMIS AVENUE	4,000	$4,630,000 ($1,158 Psf)	25-Jun-2020	$8,988,000 ($2,247 Psf)	N.A / N.A	0	View
44 KISMIS AVENUE	2,068	$3,000,000 ($1,451 Psf)	19-Aug-2019	$5,070,736 ($2,452 Psf)	N.A / N.A	0	View
73 KISMIS AVENUE	3,972	$5,050,000 ($1,271 Psf)	20-Dec-2018	$12,525,084 ($2,247 Psf)	Yes / Modification After Sale	3,600,000	View
6 KISMIS AVENUE	2,088	$2,400,000 ($1,149 Psf)	05-Nov-2018	$5,119,776 ($2,452 Psf)	N.A / N.A	0	View
39 KISMIS AVENUE	4,000	$5,000,000 ($1,250 Psf)	11-Oct-2016	$8,988,000 ($2,247 Psf)	N.A / N.A	0	View
64 KISMIS AVENUE	2,063	$3,100,000 ($1,503 Psf)	25-May-2016	$5,633,642 ($2,534 Psf)	Yes / Modification Before Sale	406,000	View
50 KISMIS AVENUE	2,938	$3,600,000 ($1,225 Psf)	19-Jan-2015	$7,000,688 ($2,376 Psf)	Yes / Modification After Sale	20,000	View
2 KISMIS AVENUE	2,934	$2,400,000 ($818 Psf)	08-Dec-2009	$7,200,184 ($2,376 Psf)	Yes / Modification After Sale	229,000	View
61 KISMIS AVENUE	4,000	$2,200,000 ($550 Psf)	29-Jul-2008	$9,044,000 ($2,247 Psf)	Yes / Modification After Sale	56,000	View
10 KISMIS AVENUE	2,088	$1,500,000 ($718 Psf)	16-Jul-2007	$5,225,776 ($2,452 Psf)	N.A / Modification After Sale	106,000	View
12 KISMIS AVENUE	2,088	$1,010,000 ($484 Psf)	27-Jun-2006	$5,119,776 ($2,452 Psf)	N.A / N.A	0	View
38 KISMIS AVENUE	2,088	$1,010,000 ($484 Psf)	13-Aug-2005	$5,169,776 ($2,452 Psf)	N.A / Modification After Sale	50,000	View
40 KISMIS AVENUE	3,005	$1,230,000 ($409 Psf)	12-Aug-2005	$7,629,880 ($2,376 Psf)	Yes / Modification After Sale	490,000	View
80 KISMIS AVENUE	4,004	$1,630,000 ($407 Psf)	10-Nov-2004	$8,996,988 ($2,247 Psf)	N.A / Modification After Sale	0	View
58 KISMIS AVENUE	2,063	$950,000 ($460 Psf)	01-Apr-2004	$5,058,476 ($2,452 Psf)	N.A / N.A	0	View
67 KISMIS AVENUE	4,000	$1,420,000 ($355 Psf)	06-Mar-2004	$9,267,136 ($2,247 Psf)	Yes / Modification After Sale	279,136	View
75 KISMIS AVENUE	3,999	$1,535,000 ($384 Psf)	30-Jul-2003	$8,985,753 ($2,247 Psf)	N.A / N.A	0	View
77 KISMIS AVENUE	3,999	$1,428,000 ($357 Psf)	19-May-2003	$8,985,753 ($2,247 Psf)	N.A / N.A	0	View
30 KISMIS AVENUE	2,088	$1,000,000 ($479 Psf)	16-Nov-2001	$5,119,776 ($2,452 Psf)	N.A / N.A	0	View
25 KISMIS AVENUE	3,973	$1,570,000 ($395 Psf)	18-Sep-2001	$10,727,331 ($2,247 Psf)	Yes / Modification After Sale	1,800,000	View
84 KISMIS AVENUE	4,004	$1,540,000 ($385 Psf)	11-May-2001	$8,996,988 ($2,247 Psf)	N.A / Modification After Sale	0	View
74 KISMIS AVENUE	3,956	$2,200,000 ($556 Psf)	09-Mar-2000	$9,689,132 ($2,247 Psf)	Yes / Modification After Sale	800,000	View
37 KISMIS AVENUE	4,000	$1,527,000 ($382 Psf)	03-Jun-1999	$8,988,000 ($2,247 Psf)	N.A / N.A	0	View
16 KISMIS AVENUE	2,088	$862,000 ($413 Psf)	06-Mar-1999	$5,119,776 ($2,452 Psf)	N.A / N.A	0	View
86 KISMIS AVENUE	7,532	$1,823,000 ($242 Psf)	09-Oct-1998	$14,046,688 ($1,834 Psf)	N.A / Modification After Sale	233,000	View
48 KISMIS AVENUE	2,940	$1,150,000 ($391 Psf)	14-Sep-1998	$7,367,440 ($2,376 Psf)	Yes / Modification After Sale	382,000	View
85 KISMIS AVENUE	3,999	$2,680,000 ($670 Psf)	21-Mar-1996	$8,985,753 ($2,247 Psf)	N.A / N.A	0	View
82 KISMIS AVENUE	4,000	$2,250,000 ($563 Psf)	19-Dec-1995	$8,988,000 ($2,247 Psf)	N.A / Modification After Sale	0	View
66 KISMIS AVENUE	2,063	$1,500,000 ($727 Psf)	29-Sep-1995	$5,774,642 ($2,534 Psf)	Yes / Modification After Sale	547,000	View
14 KISMIS AVENUE	2,088	$1,323,792 ($634 Psf)	No Tran Since 1995	$5,119,776 ($2,452 Psf)	N.A / N.A	0	View
18 KISMIS AVENUE	2,088	$1,323,792 ($634 Psf)	No Tran Since 1995	$5,119,776 ($2,452 Psf)	N.A / N.A	0	View
20 KISMIS AVENUE	2,957	$1,874,738 ($634 Psf)	No Tran Since 1995	$7,025,832 ($2,376 Psf)	N.A / N.A	0	View
21 KISMIS AVENUE	6,433	$4,078,522 ($634 Psf)	No Tran Since 1995	$12,396,391 ($1,927 Psf)	N.A / N.A	0	View
22 KISMIS AVENUE	2,958	$1,875,372 ($634 Psf)	No Tran Since 1995	$7,028,208 ($2,376 Psf)	Yes / Modification After Sale	0	View
23 KISMIS AVENUE	3,973	$2,518,882 ($634 Psf)	No Tran Since 1995	$8,927,331 ($2,247 Psf)	Yes / Modification After Sale	0	View
26 KISMIS AVENUE	2,088	$1,323,792 ($634 Psf)	No Tran Since 1995	$5,119,776 ($2,452 Psf)	N.A / N.A	0	View
27 KISMIS AVENUE	3,973	$2,518,882 ($634 Psf)	No Tran Since 1995	$8,927,331 ($2,247 Psf)	N.A / N.A	0	View
28 KISMIS AVENUE	2,088	$1,323,792 ($634 Psf)	No Tran Since 1995	$5,119,776 ($2,452 Psf)	N.A / N.A	0	View
29 KISMIS AVENUE	3,973	$2,518,882 ($634 Psf)	No Tran Since 1995	$9,677,331 ($2,247 Psf)	Yes / Modification After Sale	750,000	View
31 KISMIS AVENUE	3,972	$2,518,248 ($634 Psf)	No Tran Since 1995	$8,925,084 ($2,247 Psf)	N.A / N.A	0	View
32 KISMIS AVENUE	2,088	$1,323,792 ($634 Psf)	No Tran Since 1995	$5,119,776 ($2,452 Psf)	N.A / N.A	0	View
33 KISMIS AVENUE	5,113	$3,241,642 ($634 Psf)	No Tran Since 1995	$10,916,255 ($2,135 Psf)	N.A / N.A	0	View
34 KISMIS AVENUE	2,088	$1,323,792 ($634 Psf)	No Tran Since 1995	$5,295,056 ($2,512 Psf)	Yes / Modification After Sale	50,000	View
35 KISMIS AVENUE	4,173	$2,645,682 ($634 Psf)	No Tran Since 1995	$10,378,655 ($2,235 Psf)	Yes / Modification After Sale	1,052,000	View
36 KISMIS AVENUE	2,088	$1,323,792 ($634 Psf)	No Tran Since 1995	$5,119,776 ($2,452 Psf)	N.A / N.A	0	View
4 KISMIS AVENUE	2,088	$1,323,792 ($634 Psf)	No Tran Since 1995	$5,119,776 ($2,452 Psf)	N.A / N.A	0	View
42 KISMIS AVENUE	4,281	$2,714,154 ($634 Psf)	No Tran Since 1995	$9,525,225 ($2,225 Psf)	N.A / N.A	0	View
43 KISMIS AVENUE	3,950	$2,504,300 ($634 Psf)	No Tran Since 1995	$8,875,650 ($2,247 Psf)	N.A / N.A	0	View
45 KISMIS AVENUE	3,951	$2,504,934 ($634 Psf)	No Tran Since 1995	$8,877,897 ($2,247 Psf)	N.A / N.A	0	View
46 KISMIS AVENUE	2,063	$1,307,942 ($634 Psf)	No Tran Since 1995	$5,058,476 ($2,452 Psf)	N.A / N.A	0	View
49 KISMIS AVENUE	3,999	$2,535,366 ($634 Psf)	No Tran Since 1995	$8,985,753 ($2,247 Psf)	N.A / N.A	0	View
51 KISMIS AVENUE	4,001	$2,536,634 ($634 Psf)	No Tran Since 1995	$8,990,247 ($2,247 Psf)	N.A / N.A	0	View
52 KISMIS AVENUE	2,064	$1,308,576 ($634 Psf)	No Tran Since 1995	$5,060,928 ($2,452 Psf)	N.A / N.A	0	View
53 KISMIS AVENUE	4,001	$2,536,634 ($634 Psf)	No Tran Since 1995	$8,990,247 ($2,247 Psf)	N.A / N.A	0	View
54 KISMIS AVENUE	2,063	$1,307,942 ($634 Psf)	No Tran Since 1995	$5,058,476 ($2,452 Psf)	N.A / N.A	0	View
55 KISMIS AVENUE	3,995	$2,532,830 ($634 Psf)	No Tran Since 1995	$8,976,765 ($2,247 Psf)	N.A / N.A	0	View
56 KISMIS AVENUE	2,063	$1,307,942 ($634 Psf)	No Tran Since 1995	$5,058,476 ($2,452 Psf)	N.A / N.A	0	View
57 KISMIS AVENUE	3,995	$2,532,830 ($634 Psf)	No Tran Since 1995	$8,976,765 ($2,247 Psf)	N.A / N.A	0	View
59 KISMIS AVENUE	4,000	$2,536,000 ($634 Psf)	No Tran Since 1995	$8,988,000 ($2,247 Psf)	N.A / N.A	0	View
62 KISMIS AVENUE	2,063	$1,307,942 ($634 Psf)	No Tran Since 1995	$5,320,642 ($2,534 Psf)	Yes / Modification After Sale	93,000	View
63 KISMIS AVENUE	4,000	$2,536,000 ($634 Psf)	No Tran Since 1995	$8,988,000 ($2,247 Psf)	N.A / N.A	0	View
65 KISMIS AVENUE	4,000	$2,536,000 ($634 Psf)	No Tran Since 1995	$8,988,000 ($2,247 Psf)	Yes / Modification After Sale	0	View
68 KISMIS AVENUE	2,811	$1,782,174 ($634 Psf)	No Tran Since 1995	$7,052,936 ($2,376 Psf)	Yes / Modification After Sale	374,000	View
69 KISMIS AVENUE	3,999	$2,535,366 ($634 Psf)	No Tran Since 1995	$8,985,753 ($2,247 Psf)	N.A / N.A	0	View
71 KISMIS AVENUE	3,950	$2,504,300 ($634 Psf)	No Tran Since 1995	$8,875,650 ($2,247 Psf)	N.A / N.A	0	View
72 KISMIS AVENUE	3,957	$2,508,738 ($634 Psf)	No Tran Since 1995	$8,891,379 ($2,247 Psf)	N.A / N.A	0	View
76 KISMIS AVENUE	3,956	$2,508,104 ($634 Psf)	No Tran Since 1995	$9,277,132 ($2,247 Psf)	Yes / Modification After Sale	388,000	View
78 KISMIS AVENUE	3,950	$2,504,300 ($634 Psf)	No Tran Since 1995	$8,875,650 ($2,247 Psf)	N.A / N.A	0	View
8 KISMIS AVENUE	2,088	$1,323,792 ($634 Psf)	No Tran Since 1995	$5,119,776 ($2,452 Psf)	N.A / N.A	0	View
81 KISMIS AVENUE	6,177	$3,916,218 ($634 Psf)	No Tran Since 1995	$12,038,973 ($1,949 Psf)	Yes / Modification After Sale	0	View
87 KISMIS AVENUE	4,034	$2,557,556 ($634 Psf)	No Tran Since 1995	$9,044,228 ($2,242 Psf)	N.A / N.A	0	View
89 KISMIS AVENUE	4,856	$3,078,704 ($634 Psf)	No Tran Since 1995	$10,367,560 ($2,135 Psf)	Yes / Modification After Sale	0	View
91 KISMIS AVENUE	6,318	$4,005,612 ($634 Psf)	No Tran Since 1995	$12,244,284 ($1,938 Psf)	Yes / Modification After Sale	0	View

Showing 1–10 of 79 entries

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Asking Price vs ML Valuation

Asking Price vs ML Valuation Map

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Disclaimer The property insights and predictions provided on this website are based on publicly available data sourced from public domains, data silos collated, third-party listing portals and processed using proprietary artificial intelligence (AI) technology. If your property appears on our website and it is not intended for sale, or included in error, please contact us immediately. Upon verification, we will take immediate steps to remove the said property from our platform.