The Panorama
ANG MO KIO AVENUE 2 · D20
Median PSF · 12m
S$2,094
Median price · 12m
S$2.00M
Latest sale
S$2.99M
Aug 2026
1-year change
+5.2%
Sales · 12m
31
193 all time
Gross yield
2.96%
98 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +37.8%
- Annualised
- +6.3%
- Transactions
- 193
- 1 year
- +5.2%
- 3 years p.a.
- +3.9%
- 5 years p.a.
- +6.2%
- Median size
- 996 sqft
Against the neighbourhood
How it compares within D20
Bishan, Ang Mo Kio, Thomson. All figures are medians over the last 12 months for private homes in this district.
| Measure | The Panorama | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$2,094 | S$2,041 | +2.6% |
| Median price | S$2.00M | S$2.51M | -20.3% |
| Gross rental yield | 2.96% | 2.96% | -0.0 pts |
| 1-year price change | +5.2% | +8.6% | -3.4 pts |
This development trades broadly in line with the D20 median.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,775
Contracts · 12m
98
Implied annual rent
S$45K
Gross yield
2.96%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 38 | S$3,800 |
| 1 bedroom | 36 | S$3,000 |
| 3 bedroom | 22 | S$5,000 |
| 4 bedroom | 2 | S$6,200 |
Investment analysis
Investment score 58 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
58/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%98
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%68
Distance to the nearest rail station, plus schools within 1 km. Nearest is Mayflower MRT at 420 m.
- Price momentumweight 18%60
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%44
Gross yield against every other development in its segment.
- Valuationweight 22%26
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Mayflower MRT420 m
- Bright Hill MRT1.1 km
- Bright Hill Interchange MRT1.1 km
- Lentor MRT1.4 km
Schools within 2 km
- Chij St. Nicholas Girls' Schoolmixed level (p1-s4)150 m
- Mayflower Secondary Schoolsecondary (s1-s5)570 m
- Peirce Secondary Schoolsecondary (s1-s5)760 m
- Ang Mo Kio Primary Schoolprimary830 m
- Yio Chu Kang Secondary Schoolsecondary (s1-s5)1.2 km
- Ang Mo Kio Secondary Schoolsecondary (s1-s5)1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Condominium | S$2,990,000 | 1,335 sqft | S$2,240 | 06-10 | 85 yr 5 mo |
| Aug 2026 | Condominium | S$2,960,000 | 1,335 sqft | S$2,218 | 06-10 | 85 yr 5 mo |
| Aug 2026 | Condominium | S$2,000,000 | 1,012 sqft | S$1,977 | 01-05 | 85 yr 5 mo |
| Jul 2026 | Condominium | S$2,206,000 | 1,012 sqft | S$2,180 | 11-15 | 85 yr 6 mo |
| Jul 2026 | Condominium | S$2,000,000 | 1,012 sqft | S$1,977 | 01-05 | 85 yr 6 mo |
| Jul 2026 | Condominium | S$1,645,000 | 786 sqft | S$2,094 | 11-15 | 85 yr 6 mo |
| Jun 2026 | Condominium | S$2,680,000 | 1,141 sqft | S$2,349 | 16-20 | 85 yr 7 mo |
| Jun 2026 | Condominium | S$2,380,000 | 1,066 sqft | S$2,233 | 11-15 | 85 yr 7 mo |
| Jun 2026 | Condominium | S$1,458,000 | 700 sqft | S$2,084 | 01-05 | 85 yr 7 mo |
| May 2026 | Condominium | S$2,210,000 | 1,066 sqft | S$2,074 | 06-10 | 85 yr 8 mo |
| May 2026 | Condominium | S$2,065,000 | 1,012 sqft | S$2,041 | 01-05 | 85 yr 8 mo |
| May 2026 | Condominium | S$1,565,000 | 775 sqft | S$2,019 | 01-05 | 85 yr 8 mo |
| May 2026 | Condominium | S$1,550,000 | 700 sqft | S$2,215 | 16-20 | 85 yr 8 mo |
| May 2026 | Condominium | S$828,000 | 431 sqft | S$1,923 | 11-15 | 85 yr 8 mo |
| Apr 2026 | Condominium | S$2,880,000 | 1,335 sqft | S$2,158 | 11-15 | 85 yr 9 mo |
| Apr 2026 | Condominium | S$2,238,888 | 1,012 sqft | S$2,213 | 01-05 | 85 yr 9 mo |
| Mar 2026 | Condominium | S$3,450,000 | 1,561 sqft | S$2,210 | 06-10 | 85 yr 10 mo |
| Mar 2026 | Condominium | S$2,280,000 | 1,012 sqft | S$2,253 | 11-15 | 85 yr 10 mo |
| Mar 2026 | Condominium | S$2,260,000 | 1,012 sqft | S$2,234 | 16-20 | 85 yr 10 mo |
| Mar 2026 | Condominium | S$1,998,888 | 990 sqft | S$2,019 | 01-05 | 85 yr 10 mo |
| Mar 2026 | Condominium | S$882,000 | 474 sqft | S$1,862 | 16-20 | 85 yr 10 mo |
| Feb 2026 | Condominium | S$1,640,000 | 786 sqft | S$2,087 | 11-15 | 85 yr 11 mo |
| Feb 2026 | Condominium | S$1,480,000 | 700 sqft | S$2,115 | 16-20 | 85 yr 11 mo |
| Jan 2026 | Condominium | S$2,888,888 | 1,335 sqft | S$2,164 | 11-15 | 86 yrs |
| Jan 2026 | Condominium | S$2,535,000 | 1,141 sqft | S$2,222 | 06-10 | 86 yrs |
| Jan 2026 | Condominium | S$1,950,000 | 1,012 sqft | S$1,927 | 11-15 | 86 yrs |
| Jan 2026 | Condominium | S$1,550,000 | 797 sqft | S$1,946 | 06-10 | 86 yrs |
| Dec 2025 | Condominium | S$1,452,888 | 797 sqft | S$1,824 | 01-05 | 86 yr 1 mo |
| Oct 2025 | Condominium | S$2,200,000 | 1,066 sqft | S$2,065 | 06-10 | 86 yr 3 mo |
| Oct 2025 | Condominium | S$1,530,000 | 786 sqft | S$1,947 | 06-10 | 86 yr 3 mo |
| Oct 2025 | Condominium | S$1,480,000 | 700 sqft | S$2,115 | 11-15 | 86 yr 3 mo |
| Sep 2025 | Condominium | S$2,236,899 | 1,141 sqft | S$1,961 | 01-05 | 86 yr 4 mo |
| Sep 2025 | Condominium | S$2,150,000 | 1,012 sqft | S$2,125 | 06-10 | 86 yr 4 mo |
| Sep 2025 | Condominium | S$2,150,000 | 1,130 sqft | S$1,902 | 01-05 | 86 yr 4 mo |
| Sep 2025 | Condominium | S$870,000 | 431 sqft | S$2,021 | 11-15 | 86 yr 4 mo |
| Aug 2025 | Condominium | S$1,610,000 | 797 sqft | S$2,021 | 06-10 | 86 yr 5 mo |
| Jul 2025 | Condominium | S$868,000 | 474 sqft | S$1,833 | 06-10 | 86 yr 6 mo |
| Jun 2025 | Condominium | S$3,380,000 | 1,561 sqft | S$2,166 | 06-10 | 86 yr 7 mo |
| Jun 2025 | Condominium | S$2,360,000 | 1,141 sqft | S$2,068 | 06-10 | 86 yr 7 mo |
| Jun 2025 | Condominium | S$2,250,000 | 1,163 sqft | S$1,935 | 01-05 | 86 yr 7 mo |
Showing the 40 most recent of 193 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Horizon Gardens
S$983
+3.9%4 sales3.0% yield
St Nicholas View
S$1,858
+10.6%1 sales
Wellington Park
S$1,849
-19.4%1 sales1.6% yield
Shangri-La Park
S$1,761
—2 sales1.3% yield
Horizon Green
S$962
+5.2%6 sales3.3% yield
Happy Park
S$1,907
—1 sales1.8% yield
Thomson Hills Estate
S$1,974
+12.8%6 sales
Peirce View
S$1,493
+5.6%1 sales3.1% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.