8 Ang Mo Kio Avenue 2 567695, Kebun Bahru, North-east Region, Singapore
$2,200,000
Elevated Living at THE PANORAMA — Bright, Airy, and Effortlessly Comfortable Step into a home designed for everyday ease, where natural light and steady breezes flow through a well-planned layout. Generous interiors enhance functionality and comfort, creating a serene retreat ideal for both relaxing and entertaining. • Address: THE PANORAMA • Price: $2,200,000 • Bedrooms: 3 • Size: 1,012 sq ft • Orientation: Windy, bright, and spacious interiors • Practical layout with well-proportioned living and dining zones • Versatile bedrooms suited for rest, study, or work-from-home needs • Thoughtfully planned for cross-ventilation and day-long illumination Nearby Schools • CHIJ St. Nicholas Girls’ School (Primary Section) — 0.23 km • CHIJ St. Nicholas Girls’ School (Secondary) — 0.23 km • Agape Montessori House Kindergarten — 0.37 km • Bethesda (Ang Mo Kio) Kindergarten — 0.39 km • Mayflower Secondary School — 0.82 km • Ang Mo Kio Primary School — 0.94 km • MOE Kindergarten @ Ang Mo Kio — 0.94 km • Ang Mo Kio Methodist Church Kindergarten — 0.95 km • Yio Chu Kang Secondary School — 0.96 km Connectivity • Mayflower MRT — 0.54 km Secure a home that pairs comfort with daily convenience, ready for immediate enjoyment. Book your private viewing and experience the space in person. Contact EDDY LIM at 9478 XXXX to arrange an appointment and receive a detailed presentation today. *****To fellow colleagues and cobroke partners***** - I’ll reply promptly, keeping you updated. - I’ll handle OTP delivery to ensure a smooth process. - Strong Work Ethic: I’m committed to honesty, integrity, and trust. - I’ll organize and provide any needed inventory lists. (rental cases) - Client-Focused and Collaborative: I aim for win-win deals, solve issues proactively, and support team success. - Transparent Commission Sharing: I’m upfront about commission sharing before viewings. (sign cobroke form upon OTP) - Case Submission for ERA Colleagues: I manage case submissions for ERA colleagues, saving you time on paperwork. Eddy Lim (ERA) Preeminent Group
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
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Automated Valuation based on 190 URA transactions
Fair Value
S$1.94M
S$1,920 psf
Asking Price
S$2.20M
S$2,174 psf
vs Market
+13.2%
vs Last Done
+7.6%
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.