Overview & Key Facts
THE PANORAMA is a 99 yrs lease commencing from 2013 condominium at ANG MO KIO AVENUE 2 in District 20 (OCR), developed by PINEHILL INVESTMENTS PTE. LTD, comprising 698 units, completed in 2019.
Location & Connectivity
THE PANORAMA is approximately 580m from Mayflower MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Mayflower | Thomson-East Coast Line | 580m |
| Lentor | Thomson-East Coast Line | 1 km |
| Bright Hill | Thomson-East Coast Line | 1.4 km |
| Yio Chu Kang | North-South Line | 1.4 km |
Schools & Education
13 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Mayflower Primary School | Primary | 380m |
| Jing Shan Primary School | Primary | 550m |
| Peirce Secondary School | Secondary | 610m |
| Ang Mo Kio Secondary School | Secondary | 700m |
| Ang Mo Kio Primary School | Primary | 750m |
| Yio Chu Kang Primary School | Primary | 1 km |
| Yio Chu Kang Secondary School | Secondary | 1.1 km |
| Singapore American School | International | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 28 | $1,829 psf | $809,456 |
| 1 BR | 35 | $1,842 psf | $1,282,229 |
| 2 BR | 34 | $1,786 psf | $1,408,176 |
| 3 BR | 113 | $1,868 psf | $2,034,319 |
| 4 BR | 10 | $1,891 psf | $2,950,800 |
| 5+ BR | 2 | $1,551 psf | $3,589,000 |
Market Position
THE PANORAMA has recorded 222 sales at an average price of $1,720,653.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at THE PANORAMA typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $2,706/mo | $1,282,229 | 2.53% |
| 2 BR | $3,499/mo | $1,408,176 | 2.98% |
| 3 BR | $4,760/mo | $2,034,319 | 2.81% |
| 4 BR | $5,557/mo | $2,950,800 | 2.26% |
| 5 BR | $5,100/mo | $3,589,000 | 1.71% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 47 | $1,546 psf | — |
| 2022 | 46 | $1,759 psf | ↑ 13.8% |
| 2023 | 39 | $1,901 psf | ↑ 8.1% |
| 2024 | 39 | $1,974 psf | ↑ 3.8% |
| 2025 | 30 | $2,017 psf | ↑ 2.2% |
| 2026 | 21 | $2,112 psf | ↑ 4.7% |
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THE PANORAMA prices sit at a fresh series high after a 4.7% gain on the prior period, now 36.6% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 20 reads 143.5 as of June 2026 — up 4.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | $2,152 psf | 409 |
| JADESCAPE | 99 yrs lease commencing from 2018 | $2,107 psf | 386 |
| SEMBAWANG HILLS ESTATE | Freehold | $1,951 psf | 176 |
| SKY VUE | 99-year leasehold | $1,973 psf | 171 |
| BRADDELL VIEW | 103 yrs lease commencing from 1977 | $1,015 psf | 158 |
Lease Analysis
With 86 years remaining on its 99-year lease, THE PANORAMA still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, car-owning households, long-term hold (10+ yr) and first-time hdb upgraders. MRT proximity is the standout commute feature for daily transit users.
nature / park-fronting and yield-focused investors should treat this as a shortlist candidate, not a default choice.
hawker / food enthusiasts should probably look elsewhere. Walking distance to a hawker centre or food street cluster.
Verdict
THE PANORAMA is a 99 yrs lease commencing from 2013 development in District 20 (OCR), with 698 units, offering a gross yield of 2.5%.
At ~$2,056 psf, it represents a competitive entry point in the OCR segment.
Explore the full THE PANORAMA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE PANORAMA against staying public? These HDB towns sit within walking or short-drive distance:
- Ang Mo Kio — 4-room average $724,816 (220m away), an upgrader gap of about $1,000,000
- Bishan — 4-room average $791,445 (1.3 km away), an upgrader gap of about $950,000
FAQ
What is the average PSF for THE PANORAMA?
Is THE PANORAMA freehold?
What is the rental yield for THE PANORAMA?
Which MRT is nearest to THE PANORAMA?
Sources & Next Steps
- THE PANORAMA Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 20 (Ang Mo Kio, Bishan) — District 20 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 222 transactions
- Rental data: 617 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 222 records analysed · Source: URA private-sale caveats