District 20 · Ang Mo Kio · OCR
The Panorama
Ang Mo Kio Avenue 2 · Condominium · 99 yrs lease commencing from 2013
Current PSF
$2,078
+5.9% vs district median
Gross yield
3.3%
median rent $3,800/mo
3-year gain
11.0%
Transactions · 5y
196
31 in last 12 months
Nearest MRT
Lentor Mrt Station · 1,058.588m
TEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+255% premium
HDB median $585 psf
Area income
$7,500/mo median
residential zone
En-bloc potential25 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Chij St. Nicholas Girls' School (Primary) 227m · Phase 2C 1.7× balloted · Ang Mo Kio Primary School 934m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Mayflower Secondary School · 815m
Food
Ang Mo Kio Ave 4 Blk 160/162 (Mayflower Market) · 596m - 3 hawker centres within 1km
Green
Thomson Walk Pg · 169m - 11 parks within 1km
Mall
Djit Sun Mall · 1.6km
Health
Ang Mo Kio - Thye Hua Kwan Hospital (hospital) · 1.2km
Who lives in Ang Mo Kio
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
162,280
Median age
47 yrs
41% under 40 · getting older
Children 0–9
11,380
▼ 21% since 2015 · future P1 demand
Household size
2.9 avg
Homes
81% HDB
9% condo · 10% landed
Degree holders
28%
residents 15+
Commute
61% transit
19% drive
45 min+ to work
31%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,016 psf - 3% above units on floors 1–5 ($1,953 psf).
Price trend average PSF by year
2021
$1,546
2022
$1,759
+13.8%
2023
$1,901
+8.1%
2024
$1,974
+3.8%
2025
$2,017
+2.2%
2026
$2,111
+4.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $6.44 | 3.7% | 147 |
| 2BR | $3,750/mo | $5.00 | 2.9% | 205 |
| 3BR | $5,000/mo | $4.76 | 2.7% | 132 |
| 4BR | $5,800/mo | $4.30 | 2.5% | 21 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,645,000 | 786 | $2,094 | 11-15 |
| Jun 2026 | $2,680,000 | 1,141 | $2,349 | 16-20 |
| Jun 2026 | $2,380,000 | 1,066 | $2,233 | 11-15 |
| Jun 2026 | $1,458,000 | 700 | $2,084 | 01-05 |
| May 2026 | $2,210,000 | 1,066 | $2,074 | 06-10 |
| May 2026 | $2,065,000 | 1,012 | $2,041 | 01-05 |
| May 2026 | $1,565,000 | 775 | $2,019 | 01-05 |
| May 2026 | $1,550,000 | 700 | $2,215 | 16-20 |
| May 2026 | $828,000 | 431 | $1,923 | 11-15 |
| Apr 2026 | $2,880,000 | 1,335 | $2,158 | 11-15 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around The Panorama actually sell for - this project trades at 3.8× the nearest block’s PSF.