Normanton Park Condo Review
Normanton Park is located in the RCR ( Rest of Central Region ).
It is one of the better locations for sale. It will be the biggest and grandest sale for District 05 in 2021. It is a 99-years leasehold condominium in District 5, off Ayer Rajah Expressway, Singapore.
This was a privatised HUDC development which was enbloc by Kingsford Huray Development, in October 2017 for a price of S$830.1 million.
It was S$30 million above the reserve prices for this site of 660,999 sqft.
This project will be developed into a total of 1862 units consisting of 22 terrace houses and 9 residential blocks of 24 storey, 1840 of residentials units comprising of 1-bedroom, 2-bedrooms, 3-bedrooms, 4-bedrooms and 5-bedrooms type.
About 60 % to 70% of the total units will be 1-bedroom and 2-bedroom types.
Normanton Park is scheduled for early preview in late December, with the official launch likely to be in early January 2021.
Normanton Park consists of 9 blocks of 24-storey, total 1862 units including 22 strata landed villas* and 8 shops.
These will be spread across the huge land size of 660,999 sqft. ( equivalent to 9 football fields ). Over 6 hectares of land size with more than 100 lifestyle facilities.
This development offers panoramic city or park views ( and sea view for some higher floor units)
- * For strata villas, these can only be bought by Singapore citizens, or Singapore permanent residents who obtained the necessary approval from LDAU (Land Dealings Approval Unit of the Singapore Land Authority).
For the 1862 units, these are spread over 1 Bedroom to 5 Bedroom units as well as strata terrace unit.
For the 8 retail shops, there is a row of seven shop units and one restaurant. This row of shops are located at the front of site, facing Science Park Drive, next to the main entrance to the development.
This is to facilitate public access to these shops and restaurant.
Project Details
Project Name | Normanton Park |
Developer | Kingsford Huray Development Pte Ltd |
Address | Normanton Park |
District | D05 – Buona Vista / West Coast |
Site Area | 61,408 sqm / 660,999 sqft |
Tenure | 99 Years |
No. Of Units | 1862 |
Expected Date Of TOP | 02.01.2023 |
Unit Distribution Chart
The previous Normanton Park condo had been a landmark in this area. There are no other residential developments in the immediate vicinity, the nearest is either Heritage View or Rochester Residences up North or The Interlace in the East.
Kingsford’s new Normanton Park condo has the advantage of being the only condo next door to Science Park, it offers a good rental space for potential tenants working in science park, One North Business area or NUH / NUS.
Why is Normanton Park a good location.
Normanton Park is the only residential development in this Greater One North Area (The One-North Business District, Maple Tree Business City, Science Park ).
Science Park I is just beside Normanton Park, if you are working in Science Park, you can literally walk over to your workplace.
Normanton Park is very near to many business areas such as Science Park, One North , MediaPolis, Biopolis, Fusionopolis, Maple Business City as well as Alexandra Technopark.
It is also close to National University Singapore as well as National University Hospital and Alexandra Hospital.
Being close to these industry and service sectors will provide a lucrative tenant pool. Making this property ideal for investment, properties for rent. Also ideal for home stay because of its huge size, landscaping and facilities.
Normanton is very easily accessible via AYE and CTE, making it highly connected to CBD and many places.
And with the upcoming Greater Southern Waterfront taking shape in late 2030, we expect to see Normanton growing to serve this new market.
Schools near Normanton Park
This condo is surrounded by various primary, secondary and tertiary institution.
For those families who want good education for their children, you can get it around here. There are also international schools catering to foreign students
This makes Normanton Park an excellent investment for your own stay or for rental.
Schools Include : –
- Dover Court Preparatory School
- The Fairfield Methodist Primary School
- Queensway Secondary School
- Anglo-Chinese Junior College (ACJC)
- Anglo Chinese School (Independent)
- ISS International School and Tanglin Trust School.
- Global Indian International School (Queenstown Campus)
- Management Development Institute of Singapore (MDIS)
- National University of Singapore (NUS)
- Singapore Institute of Technology
- United World College of South East Asia
- Singapore Polytechnic
- YALE NUS College
- INSEAD
Another attractive feature of Kingsford’s new Normanton Park condo is its views.
Normanton Park is position beside much greenery and nature. It sits on a high point of Kent Ridge Hill, just beside Kent Ridge Park , this give access to the Southern Ridges Green belt, or HortPark, Mt Faber Park.
Amenities near Normanton Park
Normanton Park, provides its Residents with a peaceful, quiet, relaxing and luxurious living experiences. And all these is made possible via its extensive facilities as well as its proximity to many amenities.
For shopping pleasure, we are a short drive to Queensway Shopping Centre, Anchor Point Shopping Centre, West coast plaza and the Harbourfront Centre.
Pros & Cons of Normanton Park Condo
As previously mention, Normanton Park is next to Nature reserves, gives residents lots of good view and comfort being near nature.
Normanton Park is close to huge tenant pool so it helps to get rental. Normanton Park has huge facilities which makes living here very comfortable.
Normanton Park has 8 shops and it is very near to Star Vista, Holland village, Queensway, major shopping and recreational areas.
Because it is located so near to nature, Normanton Park is not located within comfortable walking distance to MRT station.
The nearest MRT station is Kent Ridge MRT, which needs about 15 min walk (1.3km) or 6minutes to reach by bus.
This could be overcome with the intro of shuttle bus service.
As the front of the condo is facing AYE, those units facing the AYE will get some traffic noise from AYE.
The developer has overcome this with double glazed windows for these units, as well as noise reduction panels in balcony.
Site Plan
The elevated ground around Kent Ridge gives Normanton Park a higher vantage point. This Normanton Park development is surrounded by lush greenery with Kent Ridge Park at the back.
Residents get to enjoy the park’s greenery and its tranquillity as well as the scenic view of the lower area surrounding Pasir Panjang’s private landed housing.
For those living on higher floors, you will get splendid panoramic views , depending on which direction your unit faces.
Example
Kent Ridge Facing – will see Pasir Panjang Terminal Port and the Greater Southern waterfront, Sentosa and maybe the CBD skyline
Portsdown Road Facing – will see One-north/Buona Vista, Holland Village, City view, and on clear days maybe Bukit Timah view.
Normanton Facilities
Normanton Park has more than 100 over facilities.
The block nearest to the AYE is about 105M away.
The whole development offers different views for you, depending on which facing.
The 2nd floor unit is elevated by 18 metres or about 6 storeys high, at this height is is way above all the building within Science Park 1. The higher floors will be able to see the southern coastal line of Singapore.
All the terraces house have a large pool in front of its unit and there is a small garden porch (not part of your strata) in the door front, best of it is that this garden will be managed by MCST.
Normanton Park is built with the concept of a Garden Home, about 80% of the total area is dedicated to common areas, landscaping and facilities of the development.
Given the size of the site and the huge expanse of grounds, it is not surprising that there are lots of different facilities. Including 150m pool, 50m lap pool, kids pool, family pool, kids adventure playground, the usual clubhouse and gym, lawns and pavilions, cabanas and so on, set among many landscaped gardens.
There is also an sports area which include outdoor table tennis area, a basketball half court, 2 tennis courts, and a fitness pavilion.
Normanton Park Floor Plan
Normanton Park offers 1 to 5 bedrooms and terrace houses for your selection.
You can be assured of an ideal unit type for investment or for your own stay. All units are fitted with latest smart home technologies and digital locksets and CCTV.
The 1 Bedroom has a very spacious layout. The bathroom (Jack & Jill concept) is accessible from the bedroom and the study.
Living room is spacious with a width of estimate 2.1M.
This two stack 43 and 52 is facing inwards into large activities pool
Ideal choice for you to choose.
There are 3 types of 2-bedroom units
- 2-bedroom compact (639sqft to 797sqft, 276 units)
- 2-bedroom Premium (657 sqft to 893 sqft, 230 units)
- 2-bedroom + Study (829 sqft to 980 sqft, 92 units)
The show flat unit is the larger 2 -bedroom Premium , size 829 sqft
Stacks 39, 40, 48, 49 at block 53 and block 55
There are 2 types of 3-bedroom in Normanton Park
- 3-bedroom Compact (904sqft to 1109sqft, 345 units)
- 3-bedroom premium (1066 sqft to 1249 sqft, 184 units)
The show flat unit is the bigger type, 3-bedroom Premium, size 1098sqft.
This is found in stack 20 and 29 , at block 49 & Block 51.
The 5-bedroom in Normanton Park layout is 1615 sqft to 1798 sqft, total 46 units.
The showflat unit is stack 38 and 47 located at block 53 and 55
Normanton Park Price Comparison
Nearest price comparison for Normanton park condo is the One North area condos.
Using Rochester Residences and One-North Residences we compare Normanton Park Condo.
For Normanton Park Condo, using estimated $1650 psf
- 2 Bedroom Compact 667 sf would cost $1,100,550
- 2 Bedroom Premium 775 sf would cost $1,278,750
- 2 Bedroom + Study 850 sf would cost $1,402,500
If we use this psf of $1650 , Normanton Park Condo would be very attractive in pricing vs One North or Rochester Residence.
Normanton Park Rental Estimate
There has been no major new launch around Normanton Park, the nearest was One-North Residences in 2009 and Rochester Residences in 2011. Due to the limited new condo supply and big transformation in the One North area, rental demand has been kept strong.
According to URA records here are the rental transactions
We believe that Normanton Park condo will fetch roughly the same price as the One North area condos, although Normanton may not be as convenient as One-north condos.
Eg. For 1BedRoom unit selling price is around $820,000, and if we assume rental to be at $2500, then the gross rental yield is $2500×12 / $820,000 = 3.65
This is a very good rental yield, much higher than the average rental yield in this area.
I have also attached the developer’s indicative price below
CONCLUSION
Normanton Park Condo will be the first and biggest launch in 2021, for district 5, with a total of 1862 units.
- 9 Blocks of 24 storey residential, 1840 units of 1 Bed to 5 Bed
- 22 terraces houses,
- 1 restaurant and 7 shops on a land size of 660,999 sqft.
Normanton Park is located in an area undergoing rapid transformation and blending in with the Greater Southern Waterfront transformation, it gives tremendous potential value appreciation for future.
Being the only residential condo in this area, give assurance of tenants pool to all potential investors.
