The Panorama

194 filed transactions · District 20 · OCR

Median, per square foot

1,925 psf

Observed range

$1,523 — $2,349 psf
S$1,843k median price

99 yrs lease commencing from 2013 · 194 filed transactions

▲ 21.0% vs 12 months ago

S$1,843k

Median price

194

Filed transactions

43%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,842,500Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

Aug '24 · S$2,000kAug '26 · S$2,960k

The transactions behind those figures20 of 194

Nothing modelled — these are the filed sales.

94 sqm · floor 01-05Condominium · Resale · 2026-08

S$2,000,000$1977 psf

124 sqm · floor 06-10Condominium · Resale · 2026-08

S$2,960,000$2218 psf

124 sqm · floor 06-10Condominium · Resale · 2026-08

S$2,990,000$2240 psf

94 sqm · floor 11-15Condominium · Resale · 2026-07

S$2,206,000$2180 psf

94 sqm · floor 01-05Condominium · Resale · 2026-07

S$2,000,000$1977 psf

73 sqm · floor 11-15Condominium · Resale · 2026-07

S$1,645,000$2094 psf

106 sqm · floor 16-20Condominium · Resale · 2026-06

S$2,680,000$2349 psf

99 sqm · floor 11-15Condominium · Resale · 2026-06

S$2,380,000$2233 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+3.9%

Floors 16+ against floors 1–5, The Panorama only. Median S$1,935 psf up top from 41 sales, S$1,863 psf low down from 42.

District 20, typical project+7.2%

Middle of 13 projects in District 20 that clear the bar — half fall between +3.9% and +11.6%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 20, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,613	380
06-10	S$1,765	393
11-15	S$1,823	324
16-20	S$1,843	290
21-25	S$1,982	119
26-30	S$1,892	86
31-35	S$1,991	53
36-40	S$1,899	12

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Mayflower

400m

Primary schools within 1km

nearest 228m

Primary schools · straight-line distance

CHIJ St. Nicholas Girls' School228m
Ang Mo Kio Primary School936m

3 more between 1km and 2km

Mayflower Primary School1.0km
Anderson Primary School1.3km
Ai Tong School1.7km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Mayflower400m
Lentor982m
Bright Hill1.3km

Also nearby

Hawker centreAng Mo Kio Ave 4 Blk 160/162 (Mayflower Market)596m
ParkGelenggang Park505m
Other schoolsMayflower Secondary School819m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from The PanoramaStraight-line, not walking — what sits between two points is in no dataset here.

4projects within 300m

$916–$1,714the middle half, per sq ft

$1,425median of those sales

From 57 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Horizon Green	78m	2026-08	—	307 sqm	$941
Thomson Hills Estate	200m	2026-08	—	209 sqm	$1,976
Horizon Green	78m	2026-07	—	289 sqm	$1,006
Horizon Green	78m	2026-06	—	297 sqm	$963
Thomson Hills Estate	200m	2026-06	—	313 sqm	$2,631
St Nicholas View	254m	2026-06	—	150 sqm	$1,858
Thomson Hills Estate	200m	2026-05	—	326 sqm	$1,698
Horizon Green	78m	2026-04	—	291 sqm	$950
Thomson Hills Estate	200m	2026-03	—	189 sqm	$2,105
Horizon Green	78m	2026-02	—	304 sqm	$987
Thomson Hills Estate	200m	2026-01	—	193 sqm	$1,973
Horizon Green	78m	2025-12	—	297 sqm	$960
Thomson Hills Estate	200m	2025-12	—	409 sqm	$1,588

The 13 most recent are listed, out of 57 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

11 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2025-06-10	249m	269° W	2 storeys	Proposed erection of a 2-storey envelope control intermediate terrace dwelling house with an attic on lot 01853m mk18 …
2024-11-28	255m	269° W	2 storeys	Proposed new erection of a 2-storey envelope control intermediate terrace house with attic on lot 01852c mk 18 at 75 s…
2025-09-09	255m	269° W	2 storeys	Proposed amendment to approved new erection of a 2-storey envelope control intermediate terrace house with attic on lo…
2024-08-01	277m	271° W	2 storeys	Proposed erection of a 2-storey envelope control intermediate terrace dwelling house with a mezzanine and attic on lot…
2024-11-06	303m	280° W	2 storeys	Proposed amendment to approved new erection of 2-storey envelope control semi-detached dwelling house with basement, a…
2024-09-11	322m	250° WSW	2 storeys	Proposed erection of a 2-storey envelope control intermediate terrace dwelling house with an attic on lot 01586m mk 18…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,843,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,843,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$42,977

Cash in handS$1,417,607

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.