Rent vs D20 -15.6%
Rents below district median
The Panorama's latest 12-month median rent is $3,800 compared with the D20 median of $4,500 for the same period. Use this district check before narrowing by bedroom and area band.
The Panorama rent and sale price
D20 / Bishan, Ang Mo Kio
Address 8 Ang Mo Kio Avenue 2 the Panorama Singapore 567695
Open map
Quick summary about The Panorama
The Panorama is a 99-year leasehold condominium in D20 / Bishan, Ang Mo Kio. The page currently tracks 600 rentals and 202 sales. The Panorama is near MAYFLOWER MRT STATION (TE6), about 0.54 km away.
For rent checks, start with the latest 12-month median of $3,800 per month and compare it with the full-history size-band range of $2,900 to $5,800. For sale checks, start with the latest 12-month median sale price of $2,065,000 and median sale PSF of $2,087 psf, then compare full-history floor-band evidence from $1,530,000 to $1,850,000 and PSF from $1,858 psf to $1,933 psf.
- Latest 12M median rent is $3,800 per month from 116 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,065,000, with median sale PSF at $2,087 psf from 31 sales.
- Rent is down 4.0% over the last 3 months. Sale PSF is down 2.2% over the last 3 months.
The Panorama Market Brief
Compare the project with D20 across rent, sale PSF, tenure and transaction activity.
Compared with D20
Sale PSF vs D20 +2.9%
Sale PSF near district median
The Panorama's latest 12-month median sale PSF is $2,087 psf versus the D20 median of $2,029 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.21%
Rent support near district screen
Gross yield is roughly 2.21% versus a D20 screen of 2.24%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 39.7% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -11.1%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2013 matters most on sale price. Compare The Panorama against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,800
Is the asking rent fair?
$3,600 to $4,000 is the first fair-rent band to check. Above $4,000 should have a visible reason.
Latest 12M median sale PSF $2,087 psf
Is the purchase price fair?
$2,000,000 to $2,130,000 and $2,020 to $2,150 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,800
Are similar units renting for more?
2 bed and 400 to 500 sqft give the closest unit-size checks.
Rent stability 39.7% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -11.1%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
The Panorama Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2013
Property type Condominium, Non-Landed Properties
Sales 202 resale transactions
Total sold value $350.4M
The Panorama Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 600 Jun 2021 to Jun 2026
Sale transactions 202 Jun 2021 to Jul 2026
Rent trend -4.0% Last 3 months
Sale PSF trend -2.2% Last 3 months
The Panorama 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
MAYFLOWER PRIMARY SCHOOL 1.04 km away
Amenities
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
The Panorama Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,600 173 rentals in view
Latest median sale PSF $2,137 psf 52 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 2 $2,137 psf $1,925,500
Jun 2026 12 $3,600 3 $2,233 psf $2,380,000
May 2026 10 $3,950 5 $2,041 psf $1,565,000
Apr 2026 7 $3,000 2 $2,186 psf $2,559,444
Mar 2026 6 $3,900 5 $2,210 psf $2,260,000
Feb 2026 10 $3,750 2 $2,101 psf $1,560,000
Jan 2026 11 $3,200 4 $2,055 psf $2,242,500
Dec 2025 9 $3,800 1 $1,824 psf $1,452,888
Nov 2025 7 $4,500 0 - -
Oct 2025 10 $3,000 3 $2,064 psf $1,530,000
Sept 2025 13 $3,700 4 $1,991 psf $2,150,000
Aug 2025 9 $3,800 1 $2,021 psf $1,610,000
Projects Similar to The Panorama
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2012 Thomson Three 2.0 km away 669 transactions
- Median rent
- $3,800
- Median sale PSF
- $1,818 psf
- Median rent
- $4,000
- Median sale PSF
- $1,979 psf
- Median rent
- $4,050
- Median sale PSF
- $1,755 psf
- Median rent
- $3,250
- Median sale PSF
- $2,049 psf
- Median rent
- $4,207
- Median sale PSF
- $2,168 psf
- Median rent
- $3,800
- Median sale PSF
- $2,128 psf
The Panorama Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,900 $2,743 201
2 bed $3,800 $3,572 234
3 bed $5,000 $4,813 143
4 bed $5,800 $5,690 21
5 bed $5,100 $5,100 1
The Panorama Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $2,900 $2,743 201
600 to 700 sqft $3,700 $3,485 100
700 to 800 sqft $3,800 $3,623 133
900 to 1,000 sqft $5,000 $4,765 17
1,000 to 1,100 sqft $5,000 $4,821 86
1,100 to 1,200 sqft $5,000 $4,834 41
1,300 to 1,400 sqft $5,800 $5,690 21
1,500 to 1,600 sqft $5,100 $5,100 1
The Panorama Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,822,500 $1,858 psf 46
06 to 10 $1,850,000 $1,903 psf 63
11 to 15 $1,530,000 $1,927 psf 51
16 to 20 $1,775,000 $1,933 psf 42
The Panorama Latest Transactions
Most recent URA rentals and sales 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 latest 12-month median monthly rent of $3,800 across 116 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,800
Rentals in period 116
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
Latest 12M sales at The Panorama show a median price of $2,065,000 and $2,087 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,065,000
Latest 12M median PSF $2,087 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 202 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $350.4M
Latest record Jul 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.
Run The Panorama numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,800/mo Test gross and net yield against typical rent. Buy vs rent $2.1M Compare ownership cost against renting. Mortgage $2.1M Estimate monthly payment from the sale price. Stamp duty $2,087 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
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?
The Panorama has a latest 12-month median monthly rent of $3,800 across 116 rentals in that period.
What is the typical sale price at The Panorama?
The latest 12-month median sale price for The Panorama is $2,065,000, based on 31 sales in that period.
What is the median sale PSF at The Panorama?
The latest 12-month median sale price per square foot for The Panorama is $2,087 psf. The average for the same period is $2,083 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 project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.