Projects
THE PANORAMA
D20 / Bishan, Ang Mo Kio
Address 8 ANG MO KIO AVENUE 2 THE PANORAMA SINGAPORE 567695
Open map
Condominium, Non-Landed Properties 762 transactions 99-year leasehold from 2013 Updated Mar 2026
Property image pending
Project read
Quick summary about THE PANORAMA
The Panorama is a 99-year leasehold from 2013 condominium, non-landed properties in D20 / Bishan, Ang Mo Kio. The Panorama currently has 571 rental contracts and 191 sale transactions, covering May 2021 to Mar 2026.
- Typical rent is $3,600 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,720,000, with median sale PSF at $1,891 psf and total recorded sale value of $329.6M.
- Rent is down 1.3% over the last 3 months. Sale PSF is up 5.0% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2013
Property type Condominium, Non-Landed Properties
Sale records 191 resale transactions
Total sold value $329.6M
Data coverage
URA records on this page start May 2021 and run through Mar 2026.
Rental contracts 571 May 2021 to Feb 2026
Sale transactions 191 May 2021 to Mar 2026
Rent trend -1.3% Last 3 months
Sale PSF trend 5.0% Last 3 months
Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
MAYFLOWER MRT STATION (TE6) 0.54 km away
LENTOR MRT STATION (TE5) 1.13 km away
BRIGHT HILL MRT STATION (TE7) 1.36 km away
Schools nearby
MAYFLOWER SECONDARY SCHOOL 0.82 km away
ANG MO KIO PRIMARY SCHOOL 0.94 km away
YIO CHU KANG SECONDARY SCHOOL 0.96 km away
SHG STUDENT CARE (MAYFLOWER PRIMARY SCHOOL) 1.03 km away
Amenities
BISHAN NORTH SHOPPING MALL Mall / retail · 2.28 km away
SHENG SIONG HOUGANG RIVERCOURT Daily needs · 6.96 km away
ANG MO KIO PARK CONNECTOR Park / green link · 1.49 km away
MARKET & HAWKER CENTRE (BLK 724 ANG MO KIO AVE 6) Food centre · 1.45 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,900 172 rental contracts in view
Latest median sale PSF $2,158 psf 49 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Mar 2026 0 - 1 $2,158 psf $2,880,000
Feb 2026 6 $3,900 5 $2,210 psf $2,260,000
Jan 2026 10 $3,750 2 $2,101 psf $1,560,000
Dec 2025 11 $3,200 4 $2,055 psf $2,242,500
Nov 2025 9 $3,800 1 $1,824 psf $1,452,888
Oct 2025 7 $4,500 0 - -
Sept 2025 10 $3,000 3 $2,064 psf $1,530,000
Aug 2025 13 $3,700 4 $1,991 psf $2,150,000
Jul 2025 9 $3,800 1 $2,021 psf $1,610,000
Jun 2025 12 $3,950 1 $1,833 psf $868,000
May 2025 13 $3,000 4 $2,007 psf $2,305,000
Apr 2025 6 $4,000 3 $2,116 psf $2,460,000
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2012 THOMSON THREE 2.0 km away 642 transactions
- Median rent
- $3,800
- Median sale PSF
- $1,810 psf
- Median rent
- $4,000
- Median sale PSF
- $1,961 psf
- Median rent
- $3,150
- Median sale PSF
- $1,837 psf
- Median rent
- $3,600
- Median sale PSF
- $1,902 psf
- Median rent
- $4,050
- Median sale PSF
- $1,752 psf
- Median rent
- $4,000
- Median sale PSF
- $2,119 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,900 $2,731 190
2 bed $3,788 $3,561 224
3 bed $5,000 $4,804 136
4 bed $5,800 $5,670 20
5 bed $5,100 $5,100 1
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,900 $2,731 190
600 to 700 sqft $3,700 $3,470 95
700 to 800 sqft $3,800 $3,612 128
900 to 1,000 sqft $5,000 $4,765 17
1,000 to 1,100 sqft $5,000 $4,810 81
1,100 to 1,200 sqft $5,000 $4,828 39
1,300 to 1,400 sqft $5,800 $5,670 20
1,500 to 1,600 sqft $5,100 $5,100 1
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,822,500 $1,845 psf 42
06 to 10 $1,800,000 $1,900 psf 62
11 to 15 $1,482,000 $1,926 psf 47
16 to 20 $1,775,000 $1,923 psf 40
Latest transactions
Most recent URA rental contracts and sale transactions for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
THE PANORAMA shows a typical monthly rent of $3,600 across 571 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,600
Rental contracts 571
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at THE PANORAMA point to a typical sale price of $1,720,000 and $1,891 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,720,000
Median PSF $1,891 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2013 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. THE PANORAMA has 191 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $329.6M
Latest update Mar 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D20 to compare THE PANORAMA against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
THE PANORAMA FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at THE PANORAMA?
Based on the URA rental records currently loaded for THE PANORAMA, the median monthly rent is $3,600 across 571 rental contracts.
What is the typical sale price at THE PANORAMA?
The median sale price for THE PANORAMA is $1,720,000, based on 191 URA sale transactions in the local dataset.
What is the median sale PSF at THE PANORAMA?
The median sale price per square foot for THE PANORAMA is $1,891 psf. The average sale PSF is $1,871 psf.
Is THE PANORAMA freehold or leasehold?
THE PANORAMA is listed as 99-year leasehold from 2013. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is THE PANORAMA located?
THE PANORAMA is located at 8 ANG MO KIO AVENUE 2 THE PANORAMA SINGAPORE 567695 in D20 / Bishan, Ang Mo Kio.
How current is the THE PANORAMA transaction data?
The URA records on this page start from May 2021 and run through Mar 2026. The page is rebuilt after local data refresh runs.