D20 Bishan/Ang Mo Kio

THE PANORAMA

Q: What is the average price of THE PANORAMA?

The median transaction price at THE PANORAMA is S$1,670,000, based on 205 URA-recorded transactions. Prices range from S$680K to S$4.0M.

Q: Does floor level affect prices at THE PANORAMA?

Yes. High-floor units (16-20) sell for a median of S$1,840,000, while low-floor units (11-15) sell for S$1,480,000. That is a 24% premium for higher floors.

Q: What is the rental rate at THE PANORAMA?

The average rental rate at THE PANORAMA is approximately S$5.38 per square foot per month, based on URA median rental data.

ANG MO KIO AVENUE 2 · District 20 · 99 yrs lease commencing from 2013

Median Price

S$1.7M

205 transactions

Price Range

S$680K - S$4.0M

Tenure

Leasehold

99 yrs lease commencing from 2

Avg Rent

S$5.38 psf

per month

THE PANORAMA Price Analysis

THE PANORAMA is a leasehold development on ANG MO KIO AVENUE 2 in District 20 (Bishan/Ang Mo Kio). According to URA transaction records, 205 private residential transactions have been recorded at this development, with a median price of S$1,670,000. Prices range from S$680K for the smallest units to S$4.0M for premium configurations.

The development offers units across 6 size categories. The most traded segment is studio (<50 sqm) at a median of S$818,000. Larger units (5+ bed (170+ sqm)) trade at S$3,589,000, reflecting the premium for additional space.

Floor level significantly impacts pricing at THE PANORAMA. High-floor units (16-20) command a median of S$1,840,000, while low-floor units (11-15) sell for S$1,480,000. That is a 24% premium for higher floors, worth S$360K in absolute terms. Buyers with flexibility on floor preference can save significantly by choosing mid-range levels.

On the rental side, THE PANORAMA commands an average of S$5.38 per square foot per month. At the median purchase price, this implies a gross rental yield of approximately 3.3%.

Price Trend

Median transaction price by contract month.

Source: URA Private Residential Property Transactions

Price by Floor Level

16-20

S$1.8M

43 txns

06-10

S$1.7M

69 txns

01-05

S$1.7M

48 txns

11-15

S$1.5M

45 txns

Price by Unit Size

Size Band	Median Price	Avg Size	Transactions
Studio (<50 sqm)	S$818K	41 sqm	27
1-Bed (50-70 sqm)	S$1.3M	65 sqm	32
2-Bed (70-100 sqm)	S$1.7M	86 sqm	86
3-Bed (100-130 sqm)	S$2.2M	110 sqm	49
4-Bed (130-170 sqm)	S$2.9M	145 sqm	9
5+ Bed (170+ sqm)	S$3.6M	215 sqm	2

Current Listings

3-Bed sale

Chris Ooi · PROPNEX REALTY PTE. LTD.

S$2.2M

3-Bed sale

Loh Hui Yong Michelle · PROPNEX REALTY PTE. LTD.

S$2.1M

2-Bed sale

Florence Ho · PROPSELLER PTE. LTD.

S$1.5M

FAQ

What is the average price of THE PANORAMA?

The median transaction price at THE PANORAMA is S$1,670,000, based on 205 URA-recorded transactions. Prices range from S$680K to S$4.0M.

Does floor level affect prices at THE PANORAMA?

Yes. High-floor units (16-20) sell for a median of S$1,840,000, while low-floor units (11-15) sell for S$1,480,000. That is a 24% premium for higher floors.

What is the rental rate at THE PANORAMA?

The average rental rate at THE PANORAMA is approximately S$5.38 per square foot per month, based on URA median rental data.

Source: URA Private Residential Property Transactions. Analysis by FairComparisons.