This 698-Unit Ang Mo Kio Condo Launched At The Wrong Time

This 698-Unit Ang Mo Kio Condo Launched At The Wrong Time — And Still Outperformed Peers

We analysed The Panorama’s price performance from 2014 to Q3 2025, examining how an initially overlooked Ang Mo Kio condo began outperforming District 20 peers after 2018, and why headline comparisons do not tell the full story.

By Ryan J. Ong

Published 18 December 2025, 9:31 PM SGT · 19 min read · 241

When The Panorama, a 698-unit condominium on Ang Mo Kio Avenue 2, launched in 2014, it faced a fairly modest sales response. The 99-year leasehold project sold about half of the 120 units that were released for sale at the time.

The development entered the market after the government introduced a set of property cooling measures in 2013. So, when The Panorama launched the following year, most buyers were in a ‘wait-and-see' mode due to market uncertainty.

But fast forward to 2025 and The Panorama has been one of the top performing projects in its region. If you’ve been looking for properties in Ang Mo Kio, you’ve probably realised it's one of the most common project benchmarks in the area, against which many condos are compared. Let’s take a look at the reasons:

A quick note on methodology

For this analysis, we looked at units that were purchased in 2014 and were held by the same owner until the unit was sold in 2025. We also focused only on projects with at least five resale transactions in 2025 to avoid distortions from outliers.

Let’s look at The Panorama's performance from its launch date in 2014, through to Q3 2025:

Frequently asked questions

Why did The Panorama perform well despite launching during market uncertainty?

Although The Panorama launched in 2014 after market cooling measures, it has outperformed peers by maintaining high demand, transacting at higher prices, and showing strong absolute gains, especially since it entered the resale market at higher prices.

How has The Panorama's property value changed over the years?

From 2014 to 2025, The Panorama's average price per square foot increased from $1,289 to $2,023, with an annualised growth rate of 4.19%, reflecting steady appreciation despite market fluctuations.

How does The Panorama compare to nearby projects in terms of price growth?

While The Panorama's percentage gains are in the mid-range compared to neighbors, it transacts at higher prices, including several freehold projects, indicating strong buyer demand and high market positioning.

Are smaller units at The Panorama more affordable than larger ones?

Yes, The Panorama's one-bedroom units are among the most affordable in the area due to their smaller size, which keeps the total quantum low despite high psf prices.

What makes The Panorama attractive despite not having a freehold tenure?

The Panorama's high transacted prices, strong demand, and consistent performance at higher price points make it attractive, even with its 99-year leasehold tenure, as it offers good value and growth potential.

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Ryan J. Ong

Partner at Stacked

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan’s expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938’s Open House programme underscores his commitment to providing valuable insights into the property market.