18 Ang Mo Kio Avenue 2 567700, Kebun Bahru, North-east Region, Singapore
$1,628,000

Discover an exceptional opportunity to own a modern condominium in the heart of District 20. The Panorama, a contemporary 2-bedroom plus study, 2-bathroom unit, offers a perfect blend of comfort and convenience for first-time buyers, young professionals, and investors alike. Built in 2019, this well-maintained property is priced at SGD 1,628,000, providing excellent value within a sought-after location. Strategically situated at 8 Ang Mo Kio Avenue 2, this unit is ideal for families and those seeking proximity to reputable educational institutions, notably CHIJ St. Nicholas. Its L99 leasehold tenure ensures long-term ownership, while the central location offers easy access to local amenities, transport links, and essential services, making it an excellent choice for both daily living and investment purposes. Seize this opportunity to secure a stylish and functional home in a vibrant community. Whether you're looking to settle down or expand your property portfolio, The Panorama offers a compelling package of quality, location, and value in Singapore’s competitive real estate market. Touching Lives, Changing Destinies! The.Realtor.Dad
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: L3008022J
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Automated Valuation based on 195 URA transactions
Fair Value
S$1.51M
S$1,920 psf
Asking Price
S$1.63M
S$2,071 psf
vs Market
+7.9%
vs Last Done
+2.5%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
195 comps
Nearest MRT
Ang Mo Kio
1767m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
195 comparable transactions
S$1,903
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 · 195 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.