8 Ang Mo Kio Avenue 2 567695, Kebun Bahru, North-east Region, Singapore
$4,300 /month
D20 - Ang Mo Kio
Mayflower MRT · 5 min walk
1 January 2019
Medium (698 units)
698 units
7 Blocks, 20 Floors
Pinehill Investments Pte. Ltd.
The Panorama has a total of 698 units, from 2 Bed - 2 Bath to 5 Bed - 5 Bath units. There are 31 types of floor plans from 678 sqft to 2,411 sqft.
The Panorama has 7 blocks and up to 20 storeys.
The Panorama is a 99 years leasehold Generic Condo development located in Ang Mo Kio, District 20. Completed in 2019, it has a total of 7 blocks within the development and comprises a total of 698 units. It is within walking distance to MRT stations such as Mayflower MRT and Mayflower MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, The Panorama is also close to schools like Mayflower Primary School, CHIJ St. Nicholas Girls' School (Primary Section) and CHIJ St. Nicholas Girls' School (Secondary). If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Nature Fresh Mart and Giant Express - Jalan Kuras for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Dental Clinic. Post Box is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Kebun Baru View Community Garden @ Blk 117, to enjoy some fresh air.
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Total Transactions
215
Average Price
S1.6M
Total Value
S352.1M
Calculating fair value from URA transaction data…


License: L3002382K
Estimated sale value based on 1028 URA transactions · 13 outliers removed (IQR)
Fair Value
S$1.14M
S$1,447 psf
Asking Price
S$4,300
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.6%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
1028 comps
Nearest MRT
Ang Mo Kio
1767m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1028 comparable transactions
S$1,804
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.802
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,447
Recent Comparable Transactions
10 shown · 1028 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | CASUARINA ROAD Floor - | 2,623sqft | S$3,950,000 | ▲S$1,506 +4.1% vs FV | Freehold |
Aug 2025 | CASUARINA ROAD Floor - | 2,623sqft | S$3,950,000 | ▲S$1,506 +4.1% vs FV | Freehold |
Aug 2025 | ANG MO KIO AVENUE 2 Floor - | 2,799sqft | S$2,648,000 | ▼S$946 -34.6% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +39.7% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | ANG MO KIO AVENUE 9 Floor 06-10 | 1,948sqft | S$2,200,000 | ▼S$1,129 -22.0% vs FV | 99 yrs lease commencing from 1982 |
Aug 2025 | YIO CHU KANG ROAD Floor 01-05 | 1,485sqft | S$2,600,000 | ▲S$1,750 +20.9% vs FV | Freehold |
Aug 2025 | YIO CHU KANG ROAD Floor 01-05 | 1,238sqft | S$2,510,000 | ▲S$2,028 +40.2% vs FV | Freehold |
Jul 2025 | CASUARINA ROAD Floor - | 1,516sqft | S$4,225,000 | ▲S$2,788 +92.7% vs FV | Freehold |
Jul 2025 | CASUARINA ROAD Floor - | 3,216sqft | S$5,100,000 | ▲S$1,586 +9.6% vs FV | Freehold |
Jul 2025 | ELLINGTON SQUARE Floor - | 2,131sqft | S$4,500,000 | ▲S$2,111 +45.9% vs FV | Freehold |
Jul 2025 | SEMBAWANG HILLS DRIVE Floor - | 2,193sqft | S$4,900,000 | ▲S$2,235 +54.5% vs FV | Freehold |
CASUARINA ROAD
Aug 2025 · Floor -
+4.1% vs FV
CASUARINA ROAD
Aug 2025 · Floor -
+4.1% vs FV
ANG MO KIO AVENUE 2
Aug 2025 · Floor -
-34.6% vs FV
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+39.7% vs FV
ANG MO KIO AVENUE 9
Aug 2025 · Floor 06-10
-22.0% vs FV
YIO CHU KANG ROAD
Aug 2025 · Floor 01-05
+20.9% vs FV
YIO CHU KANG ROAD
Aug 2025 · Floor 01-05
+40.2% vs FV
CASUARINA ROAD
Jul 2025 · Floor -
+92.7% vs FV
CASUARINA ROAD
Jul 2025 · Floor -
+9.6% vs FV
ELLINGTON SQUARE
Jul 2025 · Floor -
+45.9% vs FV
SEMBAWANG HILLS DRIVE
Jul 2025 · Floor -
+54.5% vs FV
HELIOS AI Analysis
Based on 1028 URA transactions (13 outliers removed), adjusted for: Tenure decay (19.7% discount)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.