Condo profile
The Panorama: what your unit is worth and what it rents for
Ang Mo Kio Avenue 2 · District 20 · Outside Central Region
A 99-year leasehold condo, a 9-minute walk from Mayflower MRT. Over the last 12 months, units here averaged $2,101 psf and leased at a median of $3,750 a month.
Data refreshed 15 Nov 2026 Sales: URA caveats · Rentals: URA rental contracts · Refreshed weekly
How much is my Panorama unit worth?
Based on 33 resale transactions in the last 12 months (URA):
- 1-Bedroom · 431–474 sq ft$828k – $882kavg $1,934 psf · 3 sales
- 2-Bedroom · 700–797 sq ft$1.38M – $1.65Mavg $2,040 psf · 9 sales
- 3-Bedroom · 990–1,141 sq ft$1.95M – $2.68Mavg $2,136 psf · 16 sales
- 4-Bedroom · 1,335–1,561 sq ft$2.88M – $3.45Mavg $2,198 psf · 5 sales
These are recent sale ranges, not a valuation. Floor, facing and condition move a unit within the range.
Get a valuation for my unitHow much can I rent out my Panorama unit?
Based on 119 rental contracts in the last 12 months (URA):
- 1-Bedroom$2,900 – $3,000 a monthmedian $3,000 · 44 leases
- 2-Bedroom$3,700 – $3,900 a monthmedian $3,800 · 47 leases
- 3-Bedroom$4,725 – $5,200 a monthmedian $5,000 · 26 leases
- 4-Bedroom$6,150 – $6,250 a monthmedian $6,200 · 2 leases
Ranges show the middle half of leases. Furnishing, floor and lease timing move the rent you can ask.
Check my asking rent01 · Key facts
The Panorama at a glance
| Tenure | 99-year leasehold from 2013 |
|---|---|
| Remaining lease | About 86 years |
| District / region | D20 · Outside Central Region |
Source: URA, developer records. Lease remaining recalculated on each refresh.
02 · Melvin's view
Who this suits, and the trade-offs
The Panorama is on Ang Mo Kio Avenue 2, about nine minutes on foot from Mayflower MRT on the Thomson-East Coast Line. Three-bedroom units led its 33 resales over the past year, and about 86 years remain on the lease that began in 2013. One- and two-bedroom units draw most of the leases. If you own a unit, compare recent resales of the same size and floor band before setting an asking price.
Works well for
- Landlords with one- and two-bedroom units, which draw most of the leases here
- Owners who want plenty of recent resales to compare against
Worth weighing
- The nearest MRT station is about a 9-minute walk
- One-bedroom resales are few, so price those by size
Melvin Tan · ERA Realty Network · CEA R026686A
03 · Sale prices
What The Panorama units have sold for
Last 12 months · 33 caveats lodged
| Type | Sales | Avg psf | Price range | Size |
|---|---|---|---|---|
| 1-Bedroom | 3 | $1,934 | $828k – $882k | 431–474 sq ft |
| 2-Bedroom | 9 | $2,040 | $1.38M – $1.65M | 700–797 sq ft |
| 3-Bedroom | 16 | $2,136 | $1.95M – $2.68M | 990–1,141 sq ft |
| 4-Bedroom | 5 | $2,198 | $2.88M – $3.45M | 1,335–1,561 sq ft |
Bedroom type matched by unit size, using the bedroom counts URA records for the same sizes in rental contracts.
Average psf by year
The Panorama resale transactions
2021 covers Nov–Dec only, the start of the URA feed. 2026 covers Jan–Nov.
Price spread, last 12 months
Lowest to highest psf transacted
Floor, facing and unit size explain most of the gap. A unit's own value can sit anywhere in this band.
Where does my stack sit? →Recent transactions
Newest first · URA reports month only · floor shown as a band| Date | Floor | Size | Price | psf | Type |
|---|---|---|---|---|---|
| Nov 2026 | 11-15 | 1,012 sq ft | $2.30M | $2,273 | Resale |
| Oct 2026 | 01-05 | 700 sq ft | $1.38M | $1,972 | Resale |
| Oct 2026 | 06-10 | 431 sq ft | $869k | $2,018 | Resale |
| Sep 2026 | 01-05 | 1,012 sq ft | $2.05M | $2,027 | Resale |
| Aug 2026 | 11-15 | 1,012 sq ft | $2.21M | $2,182 | Resale |
| Aug 2026 | 06-10 | 1,335 sq ft | $2.96M | $2,218 | Resale |
| Aug 2026 | 01-05 | 1,012 sq ft | $2.00M | $1,977 | Resale |
| Aug 2026 | 06-10 | 1,335 sq ft | $2.99M | $2,240 | Resale |
191 transactions recorded since Nov 2021
Source: URA private residential transactions (caveats lodged). Excludes transactions without caveats.
04 · Rent
What The Panorama units lease for
Leases in the last 12 months · 119 contracts
| Type | Leases | Median rent | Middle half | Est. gross yield |
|---|---|---|---|---|
| 1-Bedroom | 44 | $3,000 | $2,900 – $3,000 | 4.2% |
| 2-Bedroom | 47 | $3,800 | $3,700 – $3,900 | 3.0% |
| 3-Bedroom | 26 | $5,000 | $4,725 – $5,200 | 2.7% |
| 4-Bedroom | 2 | $6,200 | $6,150 – $6,250 | 2.5% |
How to read the yield
A year of median rent over the average sale price of the same period, before tax, maintenance and vacancy.
Own a unit here? Check your asking rent →Source: URA private residential rental contracts. Bedroom count is taken from the rental contract. No yield is shown where there were fewer than 3 sales.
05 · Lease
Lease remaining
~86 years left of 99
Remaining lease affects how much CPF can be used and the loan tenure available. Check with CPF Board and the bank for your own ages.
06 · Location
Getting around
Walking routes and times from OneMap, measured from 8 Ang Mo Kio Avenue 2. School bands use straight-line distance from 8 Ang Mo Kio Avenue 2; your own block may differ, so confirm with MOE before P1 registration. School list: MOE via data.gov.sg.
07 · Nearby
Compared with condos around it
Private condos nearby, last 12 months · URA data, same method
This condo
The Panorama
Closest
Amo Residence
Thomson Impressions
Meadows @ Peirce
Source: URA transactions and rental contracts.
What brings you to The Panorama?
Tell me where you stand and I will run the numbers for your unit or budget. Data first, no pressure.
08 · FAQ
Questions about The Panorama
How much is my Panorama unit worth?
Over the last 12 months, 1-Bedroom units sold for $828k to $882k; 2-Bedroom units sold for $1.38M to $1.65M; 3-Bedroom units sold for $1.95M to $2.68M; 4-Bedroom units sold for $2.88M to $3.45M, based on 33 URA-recorded resale transactions averaging $2,101 psf. Floor, facing and condition move a unit within these ranges, so ask for a valuation of your own stack.
How much can I rent out my Panorama unit?
Most leases in the last 12 months fell in these monthly ranges: 1-Bedroom $2,900 to $3,000; 2-Bedroom $3,700 to $3,900; 3-Bedroom $4,725 to $5,200; 4-Bedroom $6,150 to $6,250. The overall median was $3,750 a month across 119 URA-recorded contracts.
What is the average psf at The Panorama?
33 resale transactions in the last 12 months averaged $2,101 psf, ranging from $1,824 to $2,349 psf.
What did the latest unit sell for?
A 1,012 sq ft unit on floors 11-15 sold for $2.30M ($2,273 psf) in Nov 2026.
How many years are left on the lease?
About 86 years. It is a 99-year lease from 2013, ending in 2112.
What is the nearest train station?
Mayflower MRT (TE6), about a 9-minute walk (746 m). Lentor MRT (TE5) is about a 19-minute walk (1543 m).
Which primary schools are within 1 km?
Ang Mo Kio Primary School (936 m), CHIJ St. Nicholas Girls' School (228 m), measured straight-line from 8 Ang Mo Kio Avenue 2. Confirm the distance for your block with MOE.
About this data
Sale and rental figures contain information from the URA Data Service, processed by Melvin Tan Property. Walking routes from OneMap; school list from MOE via data.gov.sg. URA publishes caveats and rental contracts with a lag, so the latest weeks may be incomplete. Figures are indicative, not a valuation, and do not predict future prices. Please verify before making any decision.