The Panorama Review — Bishan · D20
HuatScore: 89/100 — Solid Choice!
Is The Panorama a good buy?
HuatScore rates The Panorama 89/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: Both anchors locked in. Main watch-out: Not a school-belt play. Pricing is reasonable for the location at current market.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Completed: 2016
- Units: 698
- Developer: Wheelock × MCL Land
- Avg PSF: ~$2,050 psf
- Price from: S$1.0M
Live market data
- Resale transactions (12mo): 29
- Recent resale PSF: ~$2,070 psf
- Gross rental yield: 3.2%
What works in its favour
- Both anchors locked in: 228m to CHIJ ST. NICHOLAS GIRLS' SCHOOL [SAP·Autonomous·IP] and 400m (~5-min walk) to Mayflower MRT (Exit 2). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Popular primary inside 1km — CHIJ ST. NICHOLAS GIRLS' SCHOOL: CHIJ ST. NICHOLAS GIRLS' SCHOOL is SAP · Autonomous · IP. These primaries are heavily oversubscribed, so addresses inside the 1km P1 zone hold a durable premium — kiasu parents will pay up to keep this option open.
- Tight new-launch competition: Only 1 active private launch in your district — scarcity supports resale liquidity and pricing.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Not a school-belt play: Schools score 6/10 — families treating P1 proximity as the deciding criterion will find better odds elsewhere, which thins one important slice of the resale pool.
Who The Panorama suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Chij St. Nicholas Girls' School in the 1km ring — parents confirm circling. Steady lah, not flashy but won't trap you.