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Home/District 20 - Ang Mo Kio, Bishan/THE PANORAMA

THE PANORAMA

District 20OCR99 yrs lease commencing from 2013PropertyGuru

Project Details

Address
ANG MO KIO AVENUE 2
Property Type
Condominium
Total Units
698
Est. TOP
2019
Developer
Pinehill Investments Pte. Ltd.
Tenure
99 yrs lease commencing from 2013
Price by Bedroom (median, 3yr)
1-Bed
$855,000
11 txns
2-Bed
$1,452,888
35 txns
3-Bed
$2,150,000
51 txns
4-Bed
$2,880,000
4 txns
5-Bed
$3,380,000
3 txns
Median PSF (3yr)
$1977
104 transactions
Normalized PSF
$2,230
Raw $1,977 · Bala 93.2%
vs new D20 launches
-7.6%
Both sides Bala-normalized

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).

Investment Signals

CHIJ St. Nicholas Girls' School (228m)T1Ai Tong School (1.7km)T2High supply: 2,349 units within 2kmMayflower MRT (537m)

PSF Trend

Transaction prices per square foot

More projects in District 20 - Ang Mo Kio, Bishan ->
Last 3 years
  • THE PANORAMAOCR
    Apr 2026 · D20 · 4-Bed · 1,335 sqft · fl 11-15
    $2,880,000
    $2,158 psf
    $2,436 norm
    Resale
  • THE PANORAMAOCR
    Mar 2026 · D20 · 1-Bed · 474 sqft · fl 16-20
    $882,000
    $1,862 psf
    $2,102 norm
    Resale
  • THE PANORAMAOCR
    Mar 2026 · D20 · 3-Bed · 990 sqft · fl 01-05
    $1,998,888
    $2,019 psf
    $2,279 norm
    Resale
  • THE PANORAMAOCR
    Mar 2026 · D20 · 5-Bed · 1,561 sqft · fl 06-10
    $3,450,000
    $2,210 psf
    $2,495 norm
    Resale
  • THE PANORAMAOCR
    Mar 2026 · D20 · 3-Bed · 1,012 sqft · fl 16-20
    $2,260,000
    $2,234 psf
    $2,522 norm
    Resale
  • THE PANORAMAOCR
    Mar 2026 · D20 · 3-Bed · 1,012 sqft · fl 11-15
    $2,280,000
    $2,253 psf
    $2,544 norm
    Resale
  • THE PANORAMAOCR
    Feb 2026 · D20 · 2-Bed · 786 sqft · fl 11-15
    $1,640,000
    $2,087 psf
    $2,356 norm
    Resale
  • THE PANORAMAOCR
    Feb 2026 · D20 · 2-Bed · 700 sqft · fl 16-20
    $1,480,000
    $2,115 psf
    $2,388 norm
    Resale
  • THE PANORAMAOCR
    Jan 2026 · D20 · 4-Bed · 1,335 sqft · fl 11-15
    $2,888,888
    $2,164 psf
    $2,443 norm
    Resale
  • THE PANORAMAOCR
    Jan 2026 · D20 · 3-Bed · 1,141 sqft · fl 06-10
    $2,535,000
    $2,222 psf
    $2,509 norm
    Resale
  • THE PANORAMAOCR
    Jan 2026 · D20 · 2-Bed · 797 sqft · fl 06-10
    $1,550,000
    $1,946 psf
    $2,197 norm
    Resale
  • THE PANORAMAOCR
    Jan 2026 · D20 · 3-Bed · 1,012 sqft · fl 11-15
    $1,950,000
    $1,927 psf
    $2,175 norm
    Resale
  • THE PANORAMAOCR
    Dec 2025 · D20 · 2-Bed · 797 sqft · fl 01-05
    $1,452,888
    $1,824 psf
    $2,059 norm
    Resale
  • THE PANORAMAOCR
    Oct 2025 · D20 · 2-Bed · 700 sqft · fl 11-15
    $1,480,000
    $2,115 psf
    $2,388 norm
    Resale
  • THE PANORAMAOCR
    Oct 2025 · D20 · 3-Bed · 1,066 sqft · fl 06-10
    $2,200,000
    $2,065 psf
    $2,331 norm
    Resale
  • THE PANORAMAOCR
    Oct 2025 · D20 · 2-Bed · 786 sqft · fl 06-10
    $1,530,000
    $1,947 psf
    $2,198 norm
    Resale
  • THE PANORAMAOCR
    Sep 2025 · D20 · 3-Bed · 1,012 sqft · fl 06-10
    $2,150,000
    $2,125 psf
    $2,399 norm
    Resale
  • THE PANORAMAOCR
    Sep 2025 · D20 · 1-Bed · 431 sqft · fl 11-15
    $870,000
    $2,021 psf
    $2,282 norm
    Resale
  • THE PANORAMAOCR
    Sep 2025 · D20 · 3-Bed · 1,130 sqft · fl 01-05
    $2,150,000
    $1,902 psf
    $2,147 norm
    Resale
  • THE PANORAMAOCR
    Sep 2025 · D20 · 3-Bed · 1,141 sqft · fl 01-05
    $2,236,899
    $1,961 psf
    $2,214 norm
    Resale
ProjectDistRegionBedFloorAreaPricePSF99yr NormDateType
THE PANORAMA20OCR411-151,335$2,880,000$2,158$2,436Apr 2026Resale
THE PANORAMA20OCR116-20474$882,000$1,862$2,102Mar 2026Resale
THE PANORAMA20OCR301-05990$1,998,888$2,019$2,279Mar 2026Resale
THE PANORAMA20OCR506-101,561$3,450,000$2,210$2,495Mar 2026Resale
THE PANORAMA20OCR316-201,012$2,260,000$2,234$2,522Mar 2026Resale
THE PANORAMA20OCR311-151,012$2,280,000$2,253$2,544Mar 2026Resale
THE PANORAMA20OCR211-15786$1,640,000$2,087$2,356Feb 2026Resale
THE PANORAMA20OCR216-20700$1,480,000$2,115$2,388Feb 2026Resale
THE PANORAMA20OCR411-151,335$2,888,888$2,164$2,443Jan 2026Resale
THE PANORAMA20OCR306-101,141$2,535,000$2,222$2,509Jan 2026Resale
THE PANORAMA20OCR206-10797$1,550,000$1,946$2,197Jan 2026Resale
THE PANORAMA20OCR311-151,012$1,950,000$1,927$2,175Jan 2026Resale
THE PANORAMA20OCR201-05797$1,452,888$1,824$2,059Dec 2025Resale
THE PANORAMA20OCR211-15700$1,480,000$2,115$2,388Oct 2025Resale
THE PANORAMA20OCR306-101,066$2,200,000$2,065$2,331Oct 2025Resale
THE PANORAMA20OCR206-10786$1,530,000$1,947$2,198Oct 2025Resale
THE PANORAMA20OCR306-101,012$2,150,000$2,125$2,399Sep 2025Resale
THE PANORAMA20OCR111-15431$870,000$2,021$2,282Sep 2025Resale
THE PANORAMA20OCR301-051,130$2,150,000$1,902$2,147Sep 2025Resale
THE PANORAMA20OCR301-051,141$2,236,899$1,961$2,214Sep 2025Resale

Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.

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