District 20 · Ang Mo Kio · OCR
Mayflower Gardens
Mayflower Crescent · Semi-detached · Freehold
Current PSF
$1,508
-23.2% vs district median
Gross yield
2.3%
median rent $6,500/mo
3-year gain
-11.3%
Transactions · 5y
15
3 in last 12 months
Nearest MRT
Yio Chu Kang Mrt Station · 1,076.903m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$7,500/mo median
residential zone
En-bloc potential42 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
18%
PSF dispersion within project
The neighbourhood
P1 ring
Ang Mo Kio Primary School 442m · Phase 2C 0.3× · Shg Student Care (Mayflower Primary School) 500m · Mayflower Primary School 506m · Phase 2C 0.3× · Chij St. Nicholas Girls' School (Primary) 626m · Phase 2C 1.7× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yio Chu Kang Secondary School · 573m
Food
Ang Mo Kio Ave 4 Blk 160/162 (Mayflower Market) · 155m - 5 hawker centres within 1km
Green
Mayflower Crescent Pg · 80m - 9 parks within 1km
Mall
Djit Sun Mall · 866m
Health
Ang Mo Kio Polyclinic (polyclinic) · 655m
Who lives in Ang Mo Kio
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
162,280
Median age
47 yrs
41% under 40 · getting older
Children 0–9
11,380
▼ 21% since 2015 · future P1 demand
Household size
2.9 avg
Homes
81% HDB
9% condo · 10% landed
Degree holders
28%
residents 15+
Commute
61% transit
19% drive
45 min+ to work
31%
Price trend average PSF by year
2021
$1,340
2022
$1,605
+19.8%
2023
$1,700
+5.9%
2024
$1,907
+12.2%
2025
$1,758
-7.8%
2026
$1,508
-14.2%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $7,120,000 | 5,125 | $1,389 | - |
| Apr 2026 | $5,750,000 | 3,630 | $1,584 | - |
| Jan 2026 | $5,225,000 | 3,369 | $1,551 | - |
| Jun 2025 | $5,450,000 | 3,443 | $1,583 | - |
| Apr 2025 | $6,500,000 | 4,213 | $1,543 | - |
| Feb 2025 | $4,360,000 | 2,031 | $2,147 | - |
| Aug 2024 | $4,360,000 | 2,023 | $2,156 | - |
| Jan 2024 | $6,980,000 | 4,085 | $1,709 | - |
| Jan 2024 | $3,750,000 | 2,021 | $1,855 | - |
| Dec 2023 | $4,450,000 | 2,021 | $2,201 | - |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Mayflower Gardens actually sell for - this project trades at 2.7× the nearest block’s PSF.