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District 20 · Singapore

The Panorama

Private residential property research, grounded in recorded Singapore transactions.

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Fair value & asking price

A 1,010 sq ft home in The Panorama

Comparable sales
Comparable-sale benchmarkS$2,208,000

S$2,016,250 – S$2,275,000

Middle 50% of recorded prices
14 comparable sales over 12 months

9.4% below the benchmarkS$208,000 less than comparable median
Recent comparable saleS$2,000,000
Comparable medianS$2,208,000
S$0Both bars use the same price scaleS$3,500,000
Below rangeUnder S$2,016,250
Within rangeS$2,016,250–2,275,000
Above rangeOver S$2,275,000

Recorded sale from 2026-08. Add an asking price above to compare a home you are considering. The shaded range covers the middle 50% of similar-sized resale prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$2,127
Comparable sales
14Past 12 months
Recorded PSF change
+4.1%Latest 12 months vs previous 12
Recorded tenure
99-year leasehold

Price performance over time

Quarterly resale prices per sq ft for the selected size band

2021-09–2026-08
The Panorama quarterly median resale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 1,6551,8552,0562,2562,457 Q4 2022: S$1,847 / sq ft; 5 salesQ1 2023: S$1,957 / sq ft; 5 salesQ2 2023: S$1,907 / sq ft; 5 salesQ3 2024: S$2,033 / sq ft; 9 salesQ2 2025: S$2,068 / sq ft; 5 salesQ1 2026: S$2,222 / sq ft; 5 salesQ2 2026: S$2,213 / sq ft; 5 sales Q3 2021Q1 2024Q3 2026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View quarterly figures
PeriodSalesMedian / sq ftMiddle 50%
Q3 20211Insufficient sales—
Q4 20214Insufficient sales—
Q1 20223Insufficient sales—
Q2 20224Insufficient sales—
Q3 20222Insufficient sales—
Q4 20225S$1,847S$1,839–1,949
Q1 20235S$1,957S$1,878–2,036
Q2 20235S$1,907S$1,858–1,927
Q3 20232Insufficient sales—
Q4 20234Insufficient sales—
Q1 20242Insufficient sales—
Q2 20243Insufficient sales—
Q3 20249S$2,033S$1,998–2,088
Q4 20243Insufficient sales—
Q1 20253Insufficient sales—
Q2 20255S$2,068S$2,056–2,098
Q3 20253Insufficient sales—
Q4 20251Insufficient sales—
Q1 20265S$2,222S$2,019–2,234
Q2 20265S$2,213S$2,074–2,233
Q3 20263Insufficient sales—

Price versus other developments

District 20 · 99-year leasehold

The PanoramaS$2,127

14 sales · This development

Centro ResidencesS$2,038

13 sales

Thomson ThreeS$2,314

9 sales

The Gardens At BishanS$1,739

8 sales

JadescapeS$2,588

13 sales

Median resale PSF over 12 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other district 20 transactions

LowerHigher61 / 100

Price percentile

7.0% above the district 20 median of S$1,988 / sq ft.

Based on 76 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of district 20 resale prices for similar-sized homes

76 transactions
Recorded resale prices per square foot, with a marker for the market median and this development.S$907–1,095 / sq ft: 2 salesS$1,095–1,283 / sq ft: 2 salesS$1,283–1,471 / sq ft: 6 salesS$1,471–1,658 / sq ft: 9 salesS$1,658–1,846 / sq ft: 13 salesS$1,846–2,034 / sq ft: 8 salesS$2,034–2,222 / sq ft: 9 salesS$2,222–2,410 / sq ft: 10 salesS$2,410–2,597 / sq ft: 12 salesS$2,597–2,785 / sq ft: 5 salesS$907S$2,785 / sq ft
The Panorama: S$2,127 / sq ftMarket median: S$1,988 / sq ft

Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 12-month window and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$907–1,0952
S$1,095–1,2832
S$1,283–1,4716
S$1,471–1,6589
S$1,658–1,84613
S$1,846–2,0348
S$2,034–2,2229
S$2,222–2,41010
S$2,410–2,59712
S$2,597–2,7855

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 6 sales (19.4%)750–1,199 sq ft: 20 sales (64.5%)1,200–1,799 sq ft: 5 sales (16.1%)1,800 sq ft and above: 0 sales (0.0%)31recorded sales
Under 750 sq ft
619.4%
750–1,199 sq ft
2064.5%
1,200–1,799 sq ft
516.1%
1,800 sq ft and above
00.0%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

859–1,162 sq ft · Past 12 months

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-081012 sq ft1–5S$2,000,000S$1,977
2026-071012 sq ft1–5S$2,000,000S$1,977
2026-071012 sq ft11–15S$2,206,000S$2,180
2026-061141 sq ft16–20S$2,680,000S$2,349
2026-061066 sq ft11–15S$2,380,000S$2,233
2026-051066 sq ft6–10S$2,210,000S$2,074
2026-051012 sq ft1–5S$2,065,000S$2,041
2026-041012 sq ft1–5S$2,238,888S$2,213

Up to eight recent matching sales shown; the recent comparison contains 14 matching sales in this window. The history chart also includes older matching sales. View all 194 published sales across all sizes. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in The Panorama 194 · All published history

Resale price history

2021-09–2026-08 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2026-08The PanoramaCondominium124 m²6–10S$2,990,000S$2,240
2026-08The PanoramaCondominium124 m²6–10S$2,960,000S$2,218
2026-08The PanoramaCondominium94 m²1–5S$2,000,000S$1,977
2026-07The PanoramaCondominium94 m²11–15S$2,206,000S$2,180
2026-07The PanoramaCondominium94 m²1–5S$2,000,000S$1,977
2026-07The PanoramaCondominium73 m²11–15S$1,645,000S$2,094
2026-06The PanoramaCondominium106 m²16–20S$2,680,000S$2,349
2026-06The PanoramaCondominium99 m²11–15S$2,380,000S$2,233
2026-06The PanoramaCondominium65 m²1–5S$1,458,000S$2,084
2026-05The PanoramaCondominium99 m²6–10S$2,210,000S$2,074
2026-05The PanoramaCondominium94 m²1–5S$2,065,000S$2,041
2026-05The PanoramaCondominium72 m²1–5S$1,565,000S$2,019
2026-05The PanoramaCondominium65 m²16–20S$1,550,000S$2,215
2026-05The PanoramaCondominium40 m²11–15S$828,000S$1,923
2026-04The PanoramaCondominium124 m²11–15S$2,880,000S$2,158
2026-04The PanoramaCondominium94 m²1–5S$2,238,888S$2,213
2026-03The PanoramaCondominium145 m²6–10S$3,450,000S$2,210
2026-03The PanoramaCondominium94 m²11–15S$2,280,000S$2,253
2026-03The PanoramaCondominium94 m²16–20S$2,260,000S$2,234
2026-03The PanoramaCondominium92 m²1–5S$1,998,888S$2,019

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What’s around The Panorama — before you book a viewing.

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Parks & green spaces

Food & markets

Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.

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