The Panorama
The Panorama is a 99-year condominium in District 20 (Ang Mo Kio) that obtained TOP in 2017, with 698 units across 7 blocks. Across 984 transactions on record, units have recently transacted around S$2.00M (S$2,093 psf, ~1,012 sqft). There are 73 units for sale from S$869k to S$2.50M. The lease has approximately 86 years remaining.
| Tenure | 99-year leasehold from 2013 (≈86 years left) |
|---|---|
| TOP year | 2017 |
| Developer | PINEHILL INVESTMENTS PTE LTD |
| Units | 698 in 7 blocks |
| District and area | District 20 · Ang Mo Kio · RCR |
| Nearest MRT | Mayflower MRT, 508 m (~8 min walk) |
| Latest median psf | S$2,093 psf, last 12 URA caveats to Aug 2026 |
What's for sale and for rent at The Panorama?
The Panorama has 73 units listed for sale, asking S$869k to S$2.50M (median S$2,263 psf), and 33 units for rent at a median of S$3,800 a month.
For sale
73 listings
S$869k – S$2.50M
For rent
33 listings
S$3,100 – S$5,800 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 1-bedroom | 15 | S$869k–S$1.68M | S$2,042 psf |
| 2-bedroom | 26 | S$1.42M–S$1.70M | S$2,126 psf |
| 3-bedroom | 32 | S$2.10M–S$2.50M | S$2,273 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at The Panorama?
Floor plans for The Panorama aren't in PropKaki's library yet. Across 984 URA caveats, units range from 431 sqft to 2,411 sqft, and the middle half are 700 sqft to 1,130 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 1-bedroom | 431 sqft to 797 sqft | S$869k · S$2,042 psf |
| 2-bedroom | 678 sqft to 797 sqft | S$1.42M · S$2,126 psf |
| 3-bedroom | 1,001 sqft to 1,023 sqft | S$2.10M · S$2,273 psf |
Check the Floor Plan Finder for The Panorama →
Unit sizes from URA caveats. Listed sizes from current property listings.
What is the price and PSF at The Panorama?
Units have recently transacted around S$2.00M (S$2,093 psf), at a gross rental yield of about 1.8% (URA caveat data).
Recent median price
S$2.00M
recent · 984 sales on record
Median PSF
S$2,093 psf
recent transactions
Median rent (monthly)
S$2,960
1,091 rentals on record
Gross rental yield
1.8%
indicative, gross
Units currently for sale are asking a median of S$2,263 psf — about 8% above the most recent transacted PSF.
Source: URA caveat data, through Aug 2026.
What has recently sold at The Panorama?
The Panorama has 984 recorded sales; the most recent transacted at S$2,000,000 in Aug 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Aug 2026 | S$2,000,000 | 1,012 | S$1,977 psf |
| Aug 2026 | S$2,990,000 | 1,335 | S$2,240 psf |
| Aug 2026 | S$2,960,000 | 1,335 | S$2,218 psf |
| Jul 2026 | S$2,000,000 | 1,012 | S$1,977 psf |
| Jul 2026 | S$2,206,000 | 1,012 | S$2,180 psf |
| Jul 2026 | S$1,645,000 | 786 | S$2,093 psf |
| Jun 2026 | S$1,458,000 | 700 | S$2,084 psf |
| Jun 2026 | S$2,680,000 | 1,141 | S$2,349 psf |
| Jun 2026 | S$2,380,000 | 1,066 | S$2,233 psf |
| May 2026 | S$1,565,000 | 775 | S$2,019 psf |
| May 2026 | S$1,550,000 | 700 | S$2,215 psf |
| May 2026 | S$828,000 | 431 | S$1,923 psf |
984 sales and 1,091 rentals on record since Jan 2014. Source: URA.
Are prices at The Panorama rising?
The median transacted PSF at The Panorama has risen 71% over the past 9 years (2017–2026), from S$1,239 psf to S$2,115 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$2,115 psf | S$2.06M | 27 | +4.7% |
| 2025 | S$2,021 psf | S$2.08M | 30 | +2.8% |
| 2024 | S$1,966 psf | S$2.00M | 39 | +4.2% |
| 2023 | S$1,887 psf | S$1.84M | 39 | +8.3% |
| 2022 | S$1,742 psf | S$1.33M | 46 | +15.0% |
| 2021 | S$1,515 psf | S$1.51M | 55 | +3.1% |
| 2020 | S$1,469 psf | S$1.01M | 30 | -1.6% |
| 2019 | S$1,493 psf | S$1.19M | 24 | -0.4% |
| 2018 | S$1,499 psf | S$1.05M | 14 | +21.0% |
| 2017 | S$1,239 psf | S$1.40M | 18 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is The Panorama a good investment?
Of 301 units at The Panorama that were bought and later resold (bought from 2014, resold up to 2026), 100% sold for more than they were bought for, with a median gain of 31% over a median 6.6-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 1.8%. Units listed now ask about 8% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
100%
of 301 resales here
Median gain
31%
gross, before costs
Median hold
6.6 years
bought to resold
Every unit at The Panorama with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is The Panorama and what's nearby?
The Panorama is located in Ang Mo Kio, in the North-East Region of Singapore.
The Panorama is a 99-year condominium completed in 2017. It was developed by PINEHILL INVESTMENTS PTE LTD. The development has 698 residential units. It sits on a land area of 18,483 sqm and has a gross floor area of 64,690 sqm. The plot ratio is 3.5.
THE PANORAMA is located at 10 Ang Mo Kio Avenue 2, Singapore 567695. It is part of District 20, Bishan / Ang Mo Kio, Ang Mo Kio. The project falls within the North-East Region and the RCR market segment.
The nearest rail connection is Mayflower MRT, approximately 508m away, around 8 minutes on foot. Nearby amenities include Jubilee Square for shopping, COLD STORAGE SINGAPORE (1983) PTE LTD for groceries, Blks 160/162 Ang Mo Kio Ave 4 for food options, and Thomson Walk Pg for greenery and recreation. Facilities in the development include Barbeque Area, Covered car park, Children's Playground, Drop Off Point, Fitness corner, and Function room.
How far is The Panorama from MRT and schools?
The nearest MRT/LRT to The Panorama is Mayflower MRT, about 508 m away (~8 min walk). 5 schools are within 1 km, including 2 primary schools.
Getting around
- Mayflower MRT508 m · ~8 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Chij St. Nicholas Girls' SchoolMixed-level schoolwithin 1 km226 m
- Mayflower Secondary SchoolSecondary schoolwithin 1 km810 m
- Ang Mo Kio Primary SchoolPrimary schoolwithin 1 km · P1 priority899 m
- Yio Chu Kang Secondary SchoolSecondary schoolwithin 1 km901 m
- Mayflower Primary SchoolPrimary schoolwithin 1 km · P1 priority987 m
- Peirce Secondary SchoolSecondary school1.1 km
- Presbyterian High SchoolSecondary school1.2 km
- Anderson Primary SchoolPrimary school1.2 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built The Panorama and how big is the development?
The Panorama was developed by PINEHILL INVESTMENTS PTE LTD, designed by MKPL ARCHITECTS PTE LTD, with 698 units over up to 20 storeys.
- Developer
- PINEHILL INVESTMENTS PTE LTD
- Architect
- MKPL ARCHITECTS PTE LTD
- Main contractor
- TIONG SENG CONTRACTORS (PRIVATE) LIMITED
- Floors
- 20 storeys
- Blocks
- 7
- Land area
- 18,483 sqm (198,949 sqft)
- Gross floor area
- 64,690 sqm (696,317 sqft)
- Plot ratio
- 3.50
What facilities does The Panorama have?
The Panorama has 14 facilities, including Barbeque Area, Covered car park, Children's Playground, Drop Off Point, and more.
What does it cost to own a unit at The Panorama?
Buying a unit at The Panorama (~S$2.00M) needs about S$14,641/mo in income and S$6,736/mo in repayments, after S$69,600 stamp duty and a S$500k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$2.00M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$69,600
BSD, tiered
Downpayment (25%)
S$500k
cash + CPF
Monthly instalment
S$6,736/mo
30y @ 3.5%
Income required
S$14,641/mo
TDSR @ stress rate
How many property agents are active around The Panorama?
6,420 CEA-registered agents closed at least one recorded deal in District 20 — where The Panorama sits — in the last 12 months, across all property types.
Active agents · 12mo
6,420
District 20 · closed ≥1 deal
Deals on record
22,636
all-time · all property types
Source: CEA public transaction records, attributed to District 20 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about The Panorama? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from The Panorama's own transactions.
PropKakiRecent units at The Panorama sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about The Panorama
Is The Panorama freehold?⌄
No. The Panorama is on a 99-year lease that started in 2013, with about 86 years left.
How old is The Panorama?⌄
The Panorama was completed (obtained TOP) in 2017, so it is about 9 years old.
Is The Panorama a good investment?⌄
Of 301 units at The Panorama that were bought and later resold (bought from 2014, resold up to 2026), 100% sold for more than they were bought for, with a median gain of 31% over a median 6.6-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 1.8%. Units listed now ask about 8% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is The Panorama an EC?⌄
No. The Panorama is a private condominium, not an executive condominium (EC).
Who is the developer of The Panorama?⌄
The Panorama was developed by PINEHILL INVESTMENTS PTE LTD.
What is the price of a condo at The Panorama?⌄
Units at The Panorama have recently sold for around S$2.00M (S$2,093 psf), the median of the last 12 URA caveats to Aug 2026. The price depends on size, floor and facing. 73 units are listed for sale from S$869k to S$2.50M.
Where is The Panorama located?⌄
The Panorama is at 10 Ang Mo Kio Avenue 2, Singapore 567695, in Ang Mo Kio (District 20). The nearest MRT station is Mayflower MRT, about 508 m away.
How many units are there in The Panorama?⌄
The Panorama has 698 units in 7 blocks, up to 20 storeys high.
How much do I need to earn to buy at The Panorama?⌄
For a unit around S$2.00M as a first home, you'd need roughly S$14,641/mo in income (assessed at the stress-test rate), with repayments near S$6,736/mo after a S$500k (25%) downpayment and S$69,600 Buyer's Stamp Duty.
Are prices at The Panorama going up?⌄
The median price per square foot at The Panorama has risen about 71% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of The Panorama?⌄
Ang Mo Kio Primary School, Mayflower Primary School are within 1 km of The Panorama. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.