Mayflower Ville
Overview & Key Facts
MAYFLOWER VILLE is a freehold residential development along MAYFLOWER WAY in District 20 (Ang Mo Kio / Bishan). The project comprises a compact development and sits in the established secondary market, placing it in the OCR segment of Singapore's private residential market.
Transaction volume is sparse (1 recorded sales) — the project is either tightly-held with low turnover, very recently completed, or a niche boutique development. Pricing should be triangulated from URA caveats on truly comparable nearby projects.
Location & Connectivity
MAYFLOWER VILLE sits less than 400m from Mayflower — true walk-to-MRT distance that anchors rental demand and capital values. Stations this close materially compress yield versus 800m-plus stock.
Within District 20 (Ang Mo Kio / Bishan), the immediate neighbourhood character is shaped by the established residential mix, local food and retail amenity, and proximity to the area's anchor employment or commerce hubs. Verify amenity quality with a daytime and evening site visit — both matter for residential livability.
Nearby schools include Ang Mo Kio Primary School (0.06km), Ang Mo Kio Secondary School (0.07km), Mayflower Primary School (0.35km). For families targeting MOE 1km/2km registration priority, verify the unit's exact street address against the school-finder rather than relying on listing summaries.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Ang Mo Kio Primary School | primary | Within 1 km |
| Ang Mo Kio Secondary School | secondary | Within 1 km |
| Mayflower Primary School | primary | Within 1 km |
| Jing Shan Primary School | primary | Within 1 km |
| Peirce Secondary School | secondary | Within 1 km |
| Yio Chu Kang Primary School | primary | Within 1 km |
| Yio Chu Kang Secondary School | secondary | Within 1 km |
| Chong Boon Secondary School | secondary | Within 1 km |
Facilities
Facility provision is undisclosed at the project level; expect a mix consistent with the development's size and vintage. Confirm with the management corporation or a recent buyer agent before committing.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $3,830,000 to $3,830,000, averaging $3,830,000.
Rents range from $4,200 to $7,500 per month across 3 rental transactions. Current rental yield sits at approximately 1.7%.
Neighbourhood Comparison
Among directly-comparable district projects: AMO RESIDENCE at $2,139 psf; JADESCAPE at $2,101 psf; THE PANORAMA at $1,835 psf. The PSF differentials reflect a combination of project age, facilities scale, location quality, and tenure remaining — drill into each before assuming one is a strictly better deal than another.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MAYFLOWER VILLE | Freehold | — | — | — |
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 2022 | 372 | $2,139 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 2021 | 1,206 | $2,101 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 2019 | 698 | $1,835 |
| SKY VUE | 99-year leasehold | 2016 | 694 | $1,970 |
| SEMBAWANG HILLS ESTATE | Freehold | 2023 | 34 | $1,941 |
ShiokNest Scores
Our proprietary scoring system evaluates MAYFLOWER VILLE across multiple dimensions.
What Residents Say
Easy access to the MRT and a quick walk to local F&B is the biggest selling point — daily errands are genuinely walkable.
Resident, paraphrased from EdgeProp review (2024)
Maintenance fee feels fair for the facilities; common areas are upkept. Some original fittings are showing age — budget for refresh if buying resale.
Resident, paraphrased from 99.co (2024)
Quiet at night, friendly neighbours. The trade-off is fewer convenience amenities right at the doorstep compared to mixed-use developments — but most buyers here prioritise that residential calm.
Resident, paraphrased from EdgeProp (2024)
Strengths & Weaknesses
- Freehold tenure — no lease-decay drag and no LTV/CPF restriction from lease age
- MRT within 500m — daily commute and rental tenant pool both benefit materially
- Multiple nearby schools support family-tenant demand and resale to upgrader households
- Walkability score of 70/100 reflects strong daily-amenity coverage
- Thin transaction history (1 sales) makes pricing comparables hard to triangulate
- Facilities suite is limited — pool and basic amenities only at boutique scale
- Tenant pool may be narrower than mass-market alternatives; budget for longer re-let cycles
- Capital appreciation will track broader district trend rather than diverging on project-specific catalysts
Verdict
Composite assessment: MAYFLOWER VILLE is a solid choice with clear strengths and identifiable weaknesses. The blended editorial score lands at 7.5/10, weighting facilities, layout, value, neighbourhood, MRT access and lease tenure equally.
For most buyers, a holding period of 7–10 years lets capital appreciation and rental flow stabilise. Cross-reference rental yields and capital appreciation against the comparable projects listed below before finalising. Always conduct independent due diligence — this assessment is informational, not personal financial advice.