Resale Project Scorecard
The Panorama
D20 · Ang Mo Kio, Bishan, Thomson · 99-year leasehold · completed 2017 · 698 units
Grade S, 8.56 out of 10, the highest score among 44 resale condos in District 20.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 86 yrs
- Resales, 12 months to Oct 2026
- 30
- To Mayflower MRT
- 280 m
Artist's impression: Pinehill Investments, The Panorama floor plan booklet
The Panorama Score
- S
- Grade
- Score out of 10
- 8.56
- Highest score among 44 resale condos in District 20
- 1st
Top-tier project across nearly every dimension. Standout strengths: schools, project size. Key weaknesses: future transformation.
Project's Historical Performance25%9/10
Avg Ann. of +4.45% — top-quartile performance within its 2017-era cohort (87th percentile).
The district median is 7/10.
Primary School Effect20%10/10
3 primary schools within 1km (nearest: CHIJ St. Nicholas Girls' School (Primary) at 0.04km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- CHIJ St. Nicholas Girls' School (Primary)
- Ang Mo Kio Primary School
- Mayflower Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
698 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 7.5/10.
MRT Proximity13%9/10
280 m from Mayflower MRT (TE6) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%5/10
Rental yield of 3.28% — above-average income return.
The district median is 3/10.
Tenure10%8/10
99YR tenure — about 86 years remaining — no near-term decay concern.
The district median is 8/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Teck Ghee MRT (CR12, CRL1) at 1.23km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
See every stack in 3D: facing, view, sun and floor plan →Why The Panorama scores 8.56
The Panorama scores 8.56 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 30th of 2,350 resale condos scored in Singapore and 1st of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Future Transformation (4/10).
| Factor | This condoThe Panorama | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 7/10 | +0.50 | 72% of district |
| Primary School Effect20% | 10/10 | 9/10 | +0.20 | 84% of district |
| Project Size16% | 10/10 | 7.5/10 | +0.40 | 88% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 28% of district |
| Rental Yield10% | 5/10 | 3/10 | +0.20 | 81% of district |
| Tenure10% | 8/10 | 8/10 | ±0.00 | 37% of district |
| Future Transformation6% | 4/10 | 4/10 | ±0.00 | 28% of district |
Medians are across the 44 scored resale projects in District 20 (Ang Mo Kio, Bishan, Thomson). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Panorama and a median-profile project (7.26). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Panorama Prices
By unit type at The Panorama
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom452 sq ft | 452 sq ft | $855,000 | $1,893 psf | 2 |
| 2-bedroom780 sq ft | 780 sq ft | $1.45M to $1.65M | $2,086 psf | 8 |
| 3-bedroom1,012 sq ft | 1,012 sq ft | $1.95M to $2.68M | $2,180 psf | 15 |
| 4-bedroom1,335 sq ft | 1,335 sq ft | $2.88M to $2.99M | $2,191 psf | 4 |
Past transactions at The Panorama
30 resales, Nov 2025 to Oct 2026 · median $2,104 psf · $828,000 to $3,450,000 · 29 of the 29 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 18 Sep 2026 | 8 Ang Mo Kio Avenue 2 | 1 | #01-02023BR · Blk 8 | 3BR | 1,012 | $2,027 | $2,051,000 | Resale |
| 28 Aug 2026 | 8 Ang Mo Kio Avenue 2 | 11 | #11-02023BR · Blk 8 | 3BR | 1,012 | $2,182 | $2,207,888 | Resale |
| 20 Aug 2026 | 8 Ang Mo Kio Avenue 2 | 1 | #01-06063BR · Blk 8 | 3BR | 1,012 | $1,977 | $2,000,000 | Resale |
| 14 Aug 2026 | 12 Ang Mo Kio Avenue 2 | 10 | #10-17174BR · Blk 12 | 4BR | 1,335 | $2,240 | $2,990,000 | Resale |
| 5 Aug 2026 | 12 Ang Mo Kio Avenue 2 | 9 | #09-17174BR · Blk 12 | 4BR | 1,335 | $2,218 | $2,960,000 | Resale |
| 27 Jul 2026 | 8 Ang Mo Kio Avenue 2 | 1 | #01-05053BR · Blk 8 | 3BR | 1,012 | $1,977 | $2,000,000 | Resale |
| 24 Jul 2026 | 20 Ang Mo Kio Avenue 2 | 14 | #14-40403BR · Blk 20 | 3BR | 1,012 | $2,180 | $2,206,000 | Resale |
| 9 Jul 2026 | 18 Ang Mo Kio Avenue 2 | 12 | #12-28282BR · Blk 18 | 2BR | 786 | $2,093 | $1,645,000 | Resale |
| 29 Jun 2026 | 12 Ang Mo Kio Avenue 2 | 4 | #04-13132BR · Blk 12 | 2BR | 700 | $2,084 | $1,458,000 | Resale |
| 19 Jun 2026 | 10 Ang Mo Kio Avenue 2 | 20 | #20-12123BR · Blk 10 | 3BR | 1,141 | $2,349 | $2,680,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D20 |
|---|---|---|---|
| Nov 2025 | — | — | $2,115 psf |
| Dec 2025 | 1 | — | $1,961 psf |
| Jan 2026 | 4 | $2,055 psf | $2,048 psf |
| Feb 2026 | 2 | $2,101 psf | $1,986 psf |
| Mar 2026 | 5 | $2,210 psf | $1,893 psf |
| Apr 2026 | 2 | $2,186 psf | $1,889 psf |
| May 2026 | 5 | $2,041 psf | $2,019 psf |
| Jun 2026 | 3 | $2,233 psf | $2,084 psf |
| Jul 2026 | 3 | $2,093 psf | $1,960 psf |
| Aug 2026 | 4 | $2,200 psf | $1,987 psf |
| Sep 2026 | 1 | — | $1,933 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +5.3% a year, ranked 7 of 24 in D20 and 70 of 715 condos. See the most profitable condos in D20 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Panorama Rent
- Median rent a month
- $3,000 to $6,300
- Gross yield
- 2.6% to 4.2%
- Rental contracts
- 125
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,000 | $2,900 to $3,030 | 4.2% | 47 |
| 2-bedroom | $3,800 | $3,700 to $4,000 | 2.9% | 49 |
| 3-bedroom | $5,000 | $4,730 to $5,150 | 2.7% | 26 |
| 4-bedroom | $6,300 | — | 2.6% | 3 |
Rental contracts at The Panorama
125 contracts, Sep 2025 to Aug 2026 · median $3,750 a month · $2,000 to $8,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,000 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,050 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,100 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,600 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,600 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,650 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $3,800 |
| Aug 2026 | 2BR | 600 to 700 sq ft | $3,800 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Panorama By stack
- Highest, stack 17
- $2,229 psf
- Lowest, stack 32
- $1,760 psf
- Stacks with 2+ resales
- 36
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,927 psf | 700 sq ft | Levels 4 to 20 | 9 |
| 02 | $2,032 psf | 1,012 sq ft | Levels 1 to 20 | 8 |
| 03 | $1,858 psf | 1,561 sq ft | Levels 1 to 20 | 9 |
| 04 | $1,883 psf | 797 sq ft | Levels 6 to 18 | 3 |
| 05 | $2,007 psf | 1,012 sq ft | Levels 1 to 20 | 10 |
| 06 | $1,957 psf | 1,012 sq ft | Levels 1 to 18 | 6 |
| 07 | $1,955 psf | 700 sq ft | Levels 5 to 19 | 9 |
| 08 | $1,925 psf | 1,130 sq ft | Levels 2 to 9 | 4 |
Show the other 28 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 09 | $1,963 psf | 1,335 sq ft | Levels 4 to 16 | 5 |
| 10 | $1,903 psf | 786 sq ft | Levels 5 to 15 | 7 |
| 11 | $1,966 psf | 1,141 sq ft | Levels 1 to 19 | 8 |
| 12 | $2,016 psf | 1,141 sq ft | Levels 2 to 20 | 5 |
| 13 | $1,919 psf | 700 sq ft | Levels 4 to 11 | 4 |
| 14 | $1,863 psf | 990 sq ft | Levels 2 to 17 | 3 |
| 16 | $1,841 psf | 797 sq ft | Levels 1 to 14 | 8 |
| 17 | $2,229 psf | 1,335 sq ft | Levels 9 to 10 | 2 |
| 18 | $1,935 psf | 1,163 sq ft | Levels 1 to 17 | 5 |
| 19 | $1,991 psf | 678 sq ft | Levels 1 to 16 | 3 |
| 20 | $1,838 psf | 452 sq ft | Levels 4 to 16 | 3 |
| 22 | $1,926 psf | 1,023 sq ft | Levels 9 to 12 | 3 |
| 23 | $1,869 psf | 452 sq ft | Levels 9 to 15 | 3 |
| 24 | $1,835 psf | 431 sq ft | Levels 5 to 16 | 5 |
| 25 | $1,998 psf | 1,001 sq ft | Levels 6 to 14 | 3 |
| 26 | $1,961 psf | 1,163 sq ft | Levels 3 to 17 | 7 |
| 27 | $1,826 psf | 474 sq ft | Levels 6 to 16 | 5 |
| 28 | $1,906 psf | 786 sq ft | Levels 3 to 15 | 4 |
| 29 | $1,984 psf | 990 sq ft | Levels 4 to 16 | 4 |
| 30 | $2,078 psf | 1,001 sq ft | Levels 2 to 10 | 3 |
| 31 | $1,958 psf | 700 sq ft | Levels 6 to 16 | 3 |
| 32 | $1,760 psf | 1,109 sq ft | Levels 12 to 16 | 2 |
| 33 | $2,027 psf | 1,066 sq ft | Levels 3 to 12 | 6 |
| 34 | $1,841 psf | 431 sq ft | Levels 4 to 13 | 4 |
| 38 | $1,923 psf | 431 sq ft | Levels 1 to 16 | 5 |
| 39 | $1,912 psf | 775 sq ft | Levels 3 to 16 | 5 |
| 40 | $2,029 psf | 1,012 sq ft | Levels 3 to 14 | 4 |
| 41 | $2,147 psf | 1,012 sq ft | Levels 3 to 14 | 2 |
Where each stack sits, what it faces and its floor plan, in 3D →
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Panorama Floor plans
36 layouts from the developer. Tap a plan to open it.
Compare two layouts side by side →Which stacks have each layout, in 3D →
1-Bedroom5 plans · 431 to 474 sq ft
2-Bedroom8 plans · 678 to 797 sq ft
3-Bedroom13 plans · 990 to 1,163 sq ft
4-Bedroom6 plans · 1,313 to 1,916 sq ft
5-Bedroom4 plans · 1,561 to 2,411 sq ft
Floor plans: Pinehill Investments, The Panorama floor plan booklet. Developer's plans, not drawn to scale; areas are approximate and subject to final survey. Type 3c1 (#01-40) shares type 3c's plan.
The Panorama Site plan
Every block in 3D, with the sun on each home →
Site plan: Pinehill Investments, The Panorama floor plan booklet. Developer's illustration, artist's impression, not drawn to scale.
The Panorama Notes
How these numbers are worked out
- Grade S places The Panorama in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,104 psf at The Panorama against $1,990 psf across District 20, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,006 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (4 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 30 resale caveats at The Panorama ranged from $1,824 psf to $2,349 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2017, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Mayflower MRT (TE6), 280 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 3 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The Panorama for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.