12 Ang Mo Kio Avenue 2 567697, Kebun Bahru, North-east Region, Singapore
$1,450,000







This unit is a 2 Bedrooms Condo apartment for Sale in 12 Ang Mo Kio Avenue 2, a quality condo in Singapore. Searching for a Property for Sale in Ang Mo Kio, The Panorama is the right condo for you! The Panorama is one of the hottest properties for sale in District 20 which contains the areas of Ang Mo Kio and Bishan. This Condo Apartment for Sale in the The Panorama is one of a total of 698 units in the development, which was completed in 2019 and is a 99 year leasehold Condo. With so many properties in Singapore to choose from, this condo apartment could just be the one that suits your needs! Nearby amenities ⭑ Nearby MRTs • Mayflower (430 m) - 6 mins walk • 5 MRTs within 1 km ⭑ Nearby Bus stops • Catholic High Primary School (56 m) - 1 mins walk • Opposite Catholic High Primary School (85 m) - 2 mins walk • Blk 180 (367 m) - 6 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • 8 grocery stores within 1 km ⭑ Nearby Schools • Chij St. Nicholas Girls' School (288 m) - 4 mins walk • Yio Chu Kang Secondary School (852 m) - 2 mins drive • Mayflower Secondary School (866 m) - 4 mins drive • 2 more schools within 1 km ⭑ Nearby Parks • Ang Mo Kio Town Garden West (911 m) - 6 mins drive • 2 parks within 5 km Please call Jim Tan from 99.co @ +659222XXXX to arrange for a viewing.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
215
Average Price
S1.6M
Total Value
S352.1M
Calculating fair value from URA transaction data…


License: L3009250K
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Automated Valuation based on 190 URA transactions
Fair Value
S$1.30M
S$1,920 psf
Asking Price
S$1.45M
S$2,139 psf
vs Market
+11.4%
vs Last Done
+5.8%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
190 comps
Nearest MRT
Ang Mo Kio
1767m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
190 comparable transactions
S$1,907
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$1,920
Recent Comparable Transactions
10 shown · 190 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +5.3% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,610,000 | ▲S$2,021 +5.3% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 474sqft | S$868,000 | ▼S$1,833 -4.5% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 797sqft | S$1,550,000 | ▲S$1,946 +1.4% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 01-05 | 1,163sqft | S$2,250,000 | ▲S$1,935 +0.8% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,141sqft | S$2,360,000 | ▲S$2,068 +7.7% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,561sqft | S$3,380,000 | ▲S$2,166 +12.8% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,163sqft | S$2,460,000 | ▲S$2,116 +10.2% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 1,012sqft | S$2,080,000 | ▲S$2,056 +7.1% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | ANG MO KIO AVENUE 2 Floor 16-20 | 1,163sqft | S$2,460,000 | ▲S$2,116 +10.2% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | ANG MO KIO AVENUE 2 Floor 06-10 | 700sqft | S$1,383,000 | ▲S$1,977 +3.0% vs FV | 99 yrs lease commencing from 2013 |
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+5.3% vs FV
ANG MO KIO AVENUE 2
Aug 2025 · Floor 06-10
+5.3% vs FV
ANG MO KIO AVENUE 2
Jul 2025 · Floor 06-10
-4.5% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+1.4% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 01-05
+0.8% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+7.7% vs FV
ANG MO KIO AVENUE 2
Jun 2025 · Floor 06-10
+12.8% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 06-10
+10.2% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 06-10
+7.1% vs FV
ANG MO KIO AVENUE 2
May 2025 · Floor 16-20
+10.2% vs FV
ANG MO KIO AVENUE 2
Apr 2025 · Floor 06-10
+3.0% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.