Inside A Tiny Freehold Landed Estate In Ang Mo Kio Near The MRT From $4.75m
Shangri-La Close is a tiny, tiny, TINY freehold landed estate off Ang Mo Kio Avenue 2 and Ang Mo Kio Street 11 (it is connected to both of these roads.) It lies in between 2 estates that we had previously viewed – Ellington Square and Shangri-La Walk. However, unlike the other 2 landed enclaves, it enjoys a few distinct advantages (in my opinion, at least.)
Firstly, it is connected to 2 main roads, unlike the other 2 estates which are only connected to 1 main road. Through Ang Mo Kio Street 11, Shangri-La Close has access to Buses 262 and 265. This road also provides a shortcut to Mayflower Market and Food Centre, as well as Mayflower MRT, which is on the Thomson-East Coast line (it’s about a 5-minute shorter walk from Shangri-La Close to the MRT, as compared to the neighbouring estate, Shangri-La Walk.) Crossing the other main road, Ang Mo Kio Avenue 2, you’ll reach Sembawang Hills Food Centre.
Landed markets are thinner and less transparent than condo markets. Good comparables can be difficult to find, and an enclave often behaves very differently from another just a few streets away.
That’s where a second opinion can be valuable: benchmarking a specific property against comparable transactions, understanding what you’re really paying for, and weighing whether it makes sense for your own plans.
Over time, that’s also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
Today, the team has worked with more than 2,000 clients across over $5B in property transactions.
Secondly, the estate enjoys a good position, being elevated high above its surroundings.
Behind the landed houses across the road are many parks, such as Lower Pierce Reservoir Park, Windsor Nature Park, Thomson Nature Park etc, so the area is pretty green, with easy access to nature. In addition, a 20 km cycling path is also being built nearby in phases – it will turn Ang Mo Kio into Singapore’s first walking and cycling town.
When we head over to the side of Ellington Square and look back, this is what we see – as shown, there’s a small plot of green land separating the single-loading row of houses on Shangri-La Close from the main road, so the first row of houses has an unblocked view from the back. (Single-loading houses are houses that do not have any properties behind them – they’re relatively rare in Singapore and the reason I prefer Shangri-La Close to Shangri-La Walk.) However, note that this green plot is marked residential on the Masterplan so it could technically be turned into more housing (but it is quite long and narrow…)
Another positive about Shangri-La Close is that despite being very close to CHIJ (only a 7-minute walk), it’s separated by Ellington Square, so there’s a buffer for any noise that may arise during school hours. However, do note that the nearby AMO Residence condo (it’s just behind Shangri-La Walk) is currently being constructed and is estimated to TOP only in 2026 so there may be some spillover noise and inconvenience from the construction.
This brings us to the end of today’s tour- of the 3 landed enclaves, which did you like best? Let me know in the comments!
Unlike condos, there are very few true like-for-like comparisons in the landed market. Every purchase is effectively a judgement call based on imperfect comparables.
If you’d like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.
And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.
0 Comments