The Panorama rent and sale price
D20 / Bishan, Ang Mo Kio
Address 8 Ang Mo Kio Avenue 2 the Panorama Singapore 567695
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Condominium, Non-Landed Properties 785 transactions 99-year leasehold from 2013 Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about The Panorama
The Panorama is a 99-year leasehold condominium in D20 / Bishan, Ang Mo Kio. The page currently tracks 588 rentals and 197 sales. The Panorama is near MAYFLOWER MRT STATION (TE6), about 0.54 km away.
For rent checks, start with the project median of $3,600 per month and compare it with the observed size-band range of $2,900 to $5,800. For sale checks, start with the median sale price of $1,720,000 and median sale PSF of $1,901 psf, then compare floor-band evidence from $1,481,000 to $1,850,000 and PSF from $1,858 psf to $1,930 psf.
- 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 $1,901 psf and total recorded sale value of $340.1M.
- Rent is up 4.0% over the last 3 months. Sale PSF is up 6.4% over the last 3 months.
The Panorama Market Position
How this project compares with the wider D20 market before you read the detailed tables.
Rent vs D20 -14.3%
Rents below district median
The Panorama's median rent is $3,600 compared with the D20 median of $4,200. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D20 +4.9%
Sale PSF near district median
The Panorama's median sale PSF is $1,901 psf versus the D20 median of $1,813 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.51%
Rent support near district screen
Gross yield is roughly 2.51% versus a D20 screen of 2.61%. 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 -6.5%
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.
The Panorama Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,600
Is the asking rent fair?
$3,400 to $3,800 is the first fair-rent band to check. Above $3,800 should have a visible reason.
Median sale PSF $1,901 psf
Is the purchase price fair?
$1,670,000 to $1,770,000 and $1,840 to $1,960 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 -6.5%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run The Panorama numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,600/mo Test gross and net yield against typical rent. Buy vs rent $1.7M Compare ownership cost against renting. Mortgage $1.7M Estimate monthly payment from the sale price. Stamp duty $1,901 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 197 resale transactions
Total sold value $340.1M
The Panorama Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 588 Jun 2021 to May 2026
Sale transactions 197 Jun 2021 to May 2026
Rent trend 4.0% Last 3 months
Sale PSF trend 6.4% 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
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
The Panorama Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,950 182 rentals in view
Latest median sale PSF $2,041 psf 51 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
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
Jul 2025 12 $3,950 1 $1,833 psf $868,000
Jun 2025 13 $3,000 4 $2,007 psf $2,305,000
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 655 transactions
- Median rent
- $3,800
- Median sale PSF
- $1,817 psf
- Median rent
- $4,000
- Median sale PSF
- $1,961 psf
- Median rent
- $3,150
- Median sale PSF
- $1,840 psf
- Median rent
- $3,800
- Median sale PSF
- $2,123 psf
- Median rent
- $4,050
- Median sale PSF
- $1,755 psf
- Median rent
- $3,500
- Median sale PSF
- $1,902 psf
The Panorama Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,900 $2,738 196
2 bed $3,800 $3,569 230
3 bed $5,000 $4,804 140
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 $2,738 196
600 to 700 sqft $3,700 $3,479 98
700 to 800 sqft $3,800 $3,621 131
900 to 1,000 sqft $5,000 $4,765 17
1,000 to 1,100 sqft $5,000 $4,812 84
1,100 to 1,200 sqft $5,000 $4,825 40
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 $1,845,000 $1,858 psf 45
06 to 10 $1,850,000 $1,903 psf 63
11 to 15 $1,481,000 $1,925 psf 48
16 to 20 $1,770,000 $1,930 psf 41
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 typical monthly rent of $3,600 across 588 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,600
Rentals 588
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 $1,901 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,720,000
Median PSF $1,901 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 197 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $340.1M
Latest record May 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 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 median monthly rent of $3,600 across 588 rentals.
What is the typical sale price at The Panorama?
The median sale price for The Panorama is $1,720,000, based on 197 sales on this page.
What is the median sale PSF at The Panorama?
The median sale price per square foot for The Panorama is $1,901 psf. The average sale PSF is $1,877 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.