A Tour Of More Affordable Freehold Landed Houses In Ang Mo Kio: Close To Mayflower MRT From $3.38m

Get The Property Insights Serious Buyers Read First: Join 50,000+ readers who rely on our weekly breakdowns of Singapore’s property market.

TJ's interest in property was sparked after returning from the UK- where balconies are not counted in one's square footage!- and finding that the Singapore property had totally changed in the 7 years she was away. When not reading and watching articles & videos about property, she is busy cooking and baking for friends, family & her blog Greedygirlgourmet
A few weeks back, we toured Shangri-La estate: it was nice but all the houses were semi-Ds (or larger), meaning that the entry price into the estate is relatively high. If you were taken by the area, but have a smaller budget, you might be interested in Ellington Square, another landed estate slightly down the road (walking distance) which has terrace houses and semi-Ds.
In keeping with the smaller houses, the last transacted price is also lower: at $3.388 million for a freehold terrace in August 2023. In contrast, prices start from $4.5 million for Shangri-La.
Ellington Square also enjoys many of the same conveniences as Shangri-La Walk:
- proximity to CHIJ St. Nicholas (in fact it’s even closer)
- Walking distance to Mayflower MRT station (an 8-minute walk vs 13 minutes from Shangri-La walk)
- Hawker centres nearby (Sembawang Hills and Mayflower Market)
- And a playground located within the estate (you need to cross a busy main road to get to the playground, for Shangri-La)















I’m not sure if you noticed, when looking at the screenshot of Google Maps, but the estate is shaped like a square, with a playground in the centre. There are 2 vehicular exits/entrances to the estate, which I think is VERY generous for a landed enclave of this small size.



















As you can observe above, future property owners have the opportunity to expand their residences by quite a bit (by building upwards.)
More from Stacked
Why Some Homebuyers In Singapore Hate “Efficient” Layouts
“There’s no way it can compete with an older condo” is a sentiment I still hear these days. This is…







There are 2 multi-storey car parks in the HDB estate across the road (but I always find it more of a hassle when one has to cross the road.)




However, there’s also variation within the terrace units. Some are only 1,200+ square feet, whilst others are 1,800+ square feet! (See the 2 photos above.) The smaller properties could represent an interesting opportunity to enter the landed market for those with a leaner budget, as a smaller square footage typically translates into a smaller asking/transacted price.
For example, the houses at MacPherson Garden estate are some of the most affordable in Singapore, because they’re also some of the smallest in size. However, at MacPherson, the majority of the houses are small, so the estate is extremely cramped. In contrast, the smaller properties are the rarer breed in Ellington Square, so the estate feels more spacious. (Which usually translates into a higher quality of life, as you don’t hear your neighbours as much. Neither do you have to stress as much about street parking.)


One thing I’d recommend, if you’re looking at a house here, is to visit when CHIJ is having its recess time/PE time to see exactly how noisy it can get. (Noise is always a potential issue when living close to a school.) Having said that, I’m pretty noise-sensitive, so other people may not find it an issue at all.
Now that we’ve seen both estates, which one do you prefer? Let me know in the comments!
TJ
TJ's interest in property was sparked after returning from the UK- where balconies are not counted in one's square footage!- and finding that the Singapore property had totally changed in the 7 years she was away. When not reading and watching articles & videos about property, she is busy cooking and baking for friends, family & her blog GreedygirlgourmetRead next from Editor's Pick

Landed Home Tours Where To Find Freehold Terrace & Semi-D Landed Homes From $4.85 million In The East

Property Investment Insights Why Kingsford Hillview Peak Underperformed—Despite Its MRT Location And “Good” Entry Price

Overseas Property Investing Buying Property In Malaysia As A Singaporean: 6 Key Restrictions To Be Aware Of

Property Advice Why Punggol Northshore Could Be The Next Hotspot In The HDB Resale Market
Latest Posts

On The Market This Upcoming 710-Unit Executive Condo In Pasir Ris Will Be One To Watch For Families

Singapore Property News She Lost $590,000 On A Shop Space That Didn’t Exist: The Problem With Floor Plans In Singapore

Property Market Commentary Which Central Singapore Condos Still Offer Long-Term Value? Here Are My Picks

On The Market 5 Cheapest Newly MOP 5 Room HDB Flats From $700k

Pro Why Rivergate Outperformed Its District 9 Rivals—Despite Being Nearly 20 Years Old

On The Market Springleaf Vs Faber Walk: Which Future GLS Residential Site Has More Potential?

Property Market Commentary I Reviewed HDB’s 2 And 3-Room Show Flats: Ideal For First-Time Buyers Or Too Small To Live In?

Singapore Property News 9,800 New Homes Across 11 GLS Sites In 2H 2025: What To Know About Tanjong Rhu, Dover, And Bedok

Singapore Property News Why HDB Needs To Build More 4 Bedroom Flats

Homeowner Stories “If We Sell, We’ll Never Have A Home This Big Again”: What Singaporean Parents Do After The Kids Move Out

Property Advice How Much Is Your Home Really Worth? How Property Valuations Work in Singapore

Property Investment Insights Singapore Property Data Is Transparent: But Here’s Why It Can Still Mislead You

On The Market 5 Cheapest Convenient 1-Bedders Near Integrated Developments From $800k

Property Advice Why I Had Second Thoughts After Buying My Dream Home In Singapore

Pro Why This 40-Year-Old Leasehold Condo Beat Newer Developments: A Case Study Of Loyang Valley

Typo in the title (Mayflower MRT rather than Mayfair in London)!