If you are interested to know more, reach out to us for a personalized consultation for this development.
If you are interested to know more, reach out to us for a personalized consultation for this development.
If you are interested to know more, reach out to us for a personalized consultation for this development.
If you are interested to know more, reach out to us for a personalized consultation for this development.
28th November 2021
CONDOMINIUM REVIEW
Normanton Park - Far From MRT But Promising Future Development (Greater One-North, Greater Southern Waterfront)
This upcoming 99-year leasehold development by Kingsford Huray Development is a subsidiary of China-based Kingsford Group. Sitting at 1 Normanton Park in District 5, this will be one of the few condos who enjoys direct access to the Greater One-North region, a high technology cluster that encompasses Singapore Science Park, NUS and Kent Ridge Park.
The project consists of 1,862 units, which are spread out over nine 24-storey blocks. The condo is a redevelopment of the previous Normanton Park, which was en bloc-ed back in 2017.
Content
In this review, we will be breaking down various aspects such as the development's location, amenities to the pricing and more.
You can click on the links below for easy navigation to each section.
The Developers Kingsford Development started property development in Singapore in 2012 after recognizing the potential in our property market. Other than real estate operations spanning China and Australia, some notable works in Singapore includes Kingsford Hillview Peak and Kingsford Waterbay.
Back in 2019, the developer was hit with the no-sale license for Normanton Park by COH (Controller of Housing), which prohibited them from selling any units before the TOP (Temporary Occupation Permit) is obtained. URA stated that "the company had failed to meet the requirements for a sale license", and regulations were put in place to ensure that interests of home buyers are duly protected, and Quality Mark certificates for all units have to be obtained before any sale.
This also means that with the COH monitoring the development, buyers can rest assured that the quality of Normanton Park will definitely be up to standard.
The Architect Having received numerous awards over their 150 years of operation (including the recent Quality Building Award 2020), P&T Group is one of the oldest and largest international architectural engineering practice in Southeast Asia.
With operations spanning over 70 cities, they have worked on multiple projects spanning residential, institutional, commercial and more; some of their notable local works includes the Twin VEW, Verticus, Park Nova, Parc Clematis, Forett @ Bukit Timah and many others.
History of Location It is interesting to note that the old building was one of the HUDC (Housing and Urban Company) estates in the 90s, inbued with rich military history. Part of the MINDFE plan, many military commanders and officers called the place home whilst enjoying affordable housing and building comraderies. To pay homage, the name 'Normanton Park' is preserved, and an outdoor IPPT station will be included in the new building.
MRT Station Not in Vicinity, But Abundance of Buses for Ease in Transport One downside to this development is that the MRT station takes an approximate of 16 minutes walk, which can make traveling a bit more of a hassle for those who do not drive. However, with the network of buses in the area, you will be able to hop on several buses that leads to the MRT stations like Buona Vista and Raffles Place.
From another nearby bus stop, the Normanton Pk (approximately 4 minutes walk away), bus service 14 brings you to the CBD area in 22 minutes. Those who are heading towards town can take the same bus on the opposite side at Opp Science Pk bus stop to Orchard Boulevard, which takes around 14 minutes.
Free Shuttle Services Offered To help ease the transition, the developers will be offering free shuttle bus service for the first two years, leading to Kent Ridge MRT Station and Buona Vista MRT Station. This will most certainly speed up commuting time for non-drivers while they figure out the best way to travel to and fro to their schools and workplaces.
Direct Link to Ayer Rajah Expressway (AYE) Drivers will be able to enjoy the most convenience in commuting from Normanton Park, so much so that an exit from the condominium will lead you straight to the Ayer Rajah Expressway (AYE). There, you are able to make the switch to Central Expressway (CTE) within minutes, exit from Merchant Road to arrive at the CBD in 9 minutes (not taking into account traffic).
Of course, do take note that this convenience will also mean that there will be additional ERP charges to take into account of.
Amenities
RATING:
84.38%
CONNECTION
NEAREST
DISTANCE
SHOPPING MALL
Queensway Shopping Centre
1.2 KM
HAWKER CENTRE
Pasir Panjang Food Centre
1.4 KM
GROCERY STORE
FairPrice @ Stirling Road
1.3 KM
PRE-SCHOOL
Tanglin Trust School
1.1 KM
PRIMARY SCHOOL
Fairfield Methodist School
1.6 KM
SECONDARY SCHOOL
Fairfield Methodist School (Secondary)
1.8 KM
CLINIC
BL Medical Associates Pte Ltd
0.8KM
HOSPITAL
Alexandra Hospital
1 KM
In our District 5 Guide, we explored many facets of the area and found an abundance of hidden gems that comprises of multiple good eats and so much of nature you can enjoy. With amenities at a slight distance away, it can be a good chance for future residents to explore and find more hidden spots.
At a quick glance of the map above, you can also see that IKEA Alexandra is within close proximity, in fact only needing a 7 minutes drive before you can dive into a world of affordable furniture and yummy meatballs.
Layout
RATING:
68.50%
The close proximity to the CBD is a huge bonus for those working in the area, cutting down on huge pockets of commuting time. This is also a development that will offer some semblance of peace and serenity despite being in a busy district as the condo is surrounded by multiple parks such as Kent Ridge Park and West Coast Park.
The area is also renowned for having multiple good schools in the vicinity, which parents will definitely appreciate. Despite the majority of amenities being at least 1km away, on a whole the traveling time is not that bad either. With the 8 commercial units within the condo as well as promising future developments in Greater One-North, residents could be looking at more potential nearby amenities popping up here and there.
BEDROOM TYPE
1BR
1BR + Study
2BR Compact
2BR Premium
2BR + Study
3BR Compact
3BR Premium
4BR Compact
4BR Premium
NO OF UNITS
414
138
276
230
92
345
184
23
92
SIZE SQFT
484-527
560-581
635-667
657-775
829-850
904-969
1066-1098
1195
1313-1335
STARTING PRICE*
$788,000
$971,000
$943,000
$1,117,000
$1,320,000
$1,330,000
$1,843,000
$2,110,000
$2,328,000
UNITS AVAIL
139
0
0
0
32
121
116
13
53
SIZE RATING
65%
75%
65%
70%
75%
60%
70%
60%
70%
5BR
46
1615
$2,863,000
10
75%
Terrace
22
2110
$3,150,000
7
-
* subject to changes/availability
Best Unit Highlight: 5 Bedroom
Our favorite layout for this development definitely goes to the 5BR. The entrance way is located right next to the kitchen, which opens up to a dining table right next to it, leading to a spacious living room and balcony. The dry kitchen further leads to the wet kitchen, which is hidden from view. We like how this means that all clutter stays hidden, especially when guests are around and the kitchen is in use.
There is also a hallway straight across the entire unit, which links to the various bedrooms and bathrooms. No matter which bedroom you are in, the bathroom is always easily accessible and bedroom 3 and 4 even enjoys a shared linked bathroom. Diagonal to the master bedroom is a sizeable walk-in wardrobe, which certainly comes as a welcomed piece of news for all fashionistas out there.
The unit also comes with an incredibly spacious balcony for you to relax after a hard day of work. For an in-depth tour of this gorgeous layout, check out our recent home tour.
Best Unit Size
While the unit sizes veer towards the smaller side, the 1BR + Study and 2BR + Study enjoys the best sizes they have to offer. Amongst the layouts the 1BR + Study has to offer, the 1BR-Sb offers the largest size and best layout in our opinion, as it is the only layout that does not have the study situated right next to the entrance, which can be disrupting.
For the 2BR + Study, the 2BR+Sa layout offers an additional 21sq ft of space in comparison to others of its type, despite having an almost identical mirroring layout.
View
One unique point this development enjoys is that it is situated on higher ground, akin to being on top of a hill. This means that future residents will get to enjoy stunning, unblocked panoramic views of not just the city but also the southern sea.
Opportunity for Low Level Units to Enjoy Stunning Views Those who are living on the lower floors need not worry as well, as all 9 residential towers are elevated at 19m above the ground so all units can derive the most from their respective spaces. Due to its location of being surrounded by multiple parks, views of lush greenery can also be enjoyed easily.
Stacks and What They Offer
For those who are looking for a specific view to accompany their apartment purchase, here are the stacks you can choose from: Block 57 - Opt for stacks 56, 57, 58, 59 to enjoy the best views this development has to offer. Stacks in this block will face Kent Ridge Park, which allows them to enjoy boundless views of greenery. Other than that, the river is also within view, allowing you to bask in the serenity it offers. If you would like to find out which is the best stack to choose from for the exact layout you are interested in, do leave your contact details below.
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The interior design concept generally goes two different ways: for the 1 and 2BR units, the main goal was to provide a healthy, modern and active living style that are best suited for singles, whereas the larger units (3BR and above) aims to provide luxury living combined with natural forest elements that can help create unforgettable moments at home for the middle to large families.
From the show units, we can definitely see the difference between these two concepts, with one looking more modern and sleek that will win over younger crowds while the bigger apartments lean towards more of an elegant, luxe vibe.
Smart home features are slowly gaining traction, becoming a prominent feature in almost every upcoming condo. Normanton Park is also one of them, using features from Smart Security, Smart Living to Smart Community.
Some of the features that stood out to us includes the 'Stay Active with New Skills', where you are able to go through a dedicated app to pick out a sport you are interested in, pay through the app, and then learn from certified instructors. Another feature is the 'Your Food Your Way', where you can order through a dedicated app from a list of caterers. This is an advantage especially if your usual food delivery apps like GrabFood, FoodPanda and Deliveroo are experiencing high demand.
Siteplan
NO OF BLOCKS
9 Blocks
NO OF STOREYS
24 Storeys
UNIT PER LEVEL
Blk 45 - 8 Units per level Rest of the Blocks - 9 Units per level
PARKING
Residential: 1862 lots Private Parking for Villas: 22 lots
SITE AREA
684,516.89 sqft
PLOT RATIO
2:1
The 9 blocks are spread nicely across the land it sits on, with all of them coming together to form a sort of barrier that blocks off the outside world, which is a distinctive layout we appreciate. From the site plan, you can see that facilities like the swimming pool are boxed in, creating a higher sense of privacy.
This way, homeowners in the inward-facing units get to enjoy more privacy as the blocks are situated further away from each other. This also means that the outwards facing units get to enjoy unblocked views around the site area.
Only High-Rise Building in the Area Its advantageous location also means that there are no other high-rise buildings in its vicinity, which means that future residents living on the outwards facing units get to enjoy great views (especially the gorgeous sea view) regardless of the floor level they live in.
However, do take note that as a portion of the blocks are situated near the road, residents choosing those units may have to beware of potential traffic noises as compared to those living in blocks near the parks.
Facilities
With such a huge space, the development is very thoughtfully designed as condominium facilities takes up 60% of the entire site area. With a shocking total of 110 facilities you can choose from, life here will definitely not be a bore. Some of the stand-out facilities includes a 150m pool, 50m lap pool, a multitude of lawns, pavilions and courtyards.
It is also interesting to note that these facilities have mainly been grouped into 3 main types: Tranquility, Vitality and Sensory. Under Tranquility, lawns, pavilions and outdoor dining areas are mainly on the list, making for a great selection of spots you can hang out with your family for some chill and relaxing time.
Under Vitality, as the name suggests, this is where you can find the spots where you can really work up a sweat and get your heart pumping. Young children and elderlies also have their own dedicated spots to engage their mind and body in, with facilities like toddler's playground and kids pool for the young ones, and Tai Chi lawn and chess garden for the older generation.
Last but not least, the Sensory portion is where you can go to for all the greenery one can ask for. Love that amazing 'grass after rain' scent? Well, the abundance of gardens and rainforest here will definitely help with that. They also have an herb and spice garden, which can definitely go towards helping you add some flavor to your dinner that night.
As the MRT station and malls are quite a distance away, there will be 7 retail shops and 1 restaurant that will be built alongside the units, helping with some essential needs of the residents.
Maintenance Fee
RATING:
83%
MAINTENANCE FEE (per share value)
$45-73
MAINTENANCE FEE
$225 - $360
The maintenance fee ranges from $225-270/mo for the 1BR unit to $360/mo for the terrace, which is not a bad deal at all considering the abundance of facilities this development comes with. Compared to other condos, the range of maintenance fee per month is pretty affordable.
Pricing
RATING:
90%
AVG PRICE PSF
$1823.00
Considering its central location and future potential of high-profile tenant pool due to its proximity to business centers such as Greater One North, the average price psf is very attractive. In fact, this price range is also in line with other launches in the same district, namely Parc Clematis and Clavon.
The area has also been touted as Singapore's own Silicon Valley due to the high-tech cluster, and the thriving hub will further elevate the potential of Normanton Park.
It is also important to note that this is a redevelopment of the 488-unit Normanton Park condo which was enbloc-ed in 2017 for $830.1m, which translates to a land cost of $969 psf. Back then, this price forked out by Kingsford Huray Development was also the highest price per psf for a 99-year leasehold en bloc.
Developments Nearby
PROJECT NAME
One-North Eden
Parc Clematis
Clavon
The Interlace
Queens
Stirling Residences
TENURE
99 Years
99 Years
99 Years
99 Years
99 Years
99 Years
PSF
$854 to $1,149
$1,578 to $1,650
$1,647 to $1,667
$1,095 to $1,431
$1,175 to $1,301
$1,877 to $2,061
TOP
2023
2023
2023
2013
2002
2022
STARTING FROM (lowest)
$898,000
$699,000
$749,000
$1,300,000
$1,530,000
$800,000
In comparison to other nearby developments in the past 12 months (based on data from URA), we can see that Normanton Park stands towards the higher range, comparative to Stirling Residences. However, it is important to take note that Normanton Park enjoys a great view in comparison, with no high-rise buildings in its vicinity, as well as the high potential of good rental yields in the future.
With the lack of smaller units in the area, Normanton Park also has some of its 1 and 2-bedders which have already sold out, so those looking to invest will most definitely look towards this development.
PROJECT NAME
Irwell Hill Residences
Rivière
The Avenir
Haus on Handy
Marina One Residences
TENURE
99 Years
99 Years
Freehold
99 Years
99 Years
PSF
$2,899
$2,991
$2,844
$2,799
$2,440
TOP
2026
2023
2023
2023
2017
STARTING FROM (lowest)
$1,154,000
$1,675,000
$1,499,000
$1,265,320
$1,603,500
Upcoming Developments
1. Greater One-North Greater One-North encompasses Science Park as well as one-north, which is a business park and high-tech playground that accounts for 5% of Singapore's employment. In a joint venture, Ascendas Reit and CapitaLand Development is set to redevelopment 1 Science Park Drive into a life science and innovation centre. Residents can expect the area to evolve into an attractive business address that boasts of a great work-live-play aspect. 2. Greater Southern Waterfront Improvement in Accessibility An upcoming continuous waterfront promenade will help seamlessly connect various spots along the Greater Southern Waterfront. This transformation will comprise of a total of 30km of coastline that stretches from Gardens by the Bay East to Pasir Panjang. Amounting to 2,000 ha of land, it translates to twice the size of Punggol.
More office spaces are also set to be built in the area, adding to the existing Mapletree Business City at Labrador Park, which is already home to big names like Google, Cisco and Unilever. The whole area slightly further towards Harbourfront will also see big changes as part of this transformation. Dyson has also mentioned that its global HQ will be moved to St James Power Station.
With the increase of office spaces, we can definitely infer that there will be more space for the big companies and thus more spots to be filled, creating jobs and increasing the potential for tenant demand.
With all these taken into account, the Greater Southern Waterfront will turn into a major gateway for urban living. 3. Upcoming Pasir Panjang Linear Park The new Pasir Panjang Linear Park will connect West Coast Park to Labrador Nature Reserve, giving park users a close up of Pasir Panjang’s working container port and Power District.
This will also make it easier for future residents to access both West Coast Park and Labrador Nature Reserve from Kent Ridge Park/Hort Park.
Why you will love it
- Unblocked sea, nature and city views - An abundance of smaller units that are in high demand in the district - Relatively low maintenance fees - Great range of facilities offered - High potential of future tenant pool - Proximity to upcoming Greater Southern Waterfront - Exclusivity of being the only high-rise development in the area
Why it might not suit you
- Traffic noise during weekday peak hours for blocks facing AYE - Nearest MRT is more than 1km away - Lack of amenities in its immediate area - Less exclusivity due to high density of residential units
Project Rating
80.34%
CONNECTIVITY
92.50%
AMENITIES
84.38%
APPLIANCES & FURNISHING
73.33%
LAYOUT
68.50%
MAINTENANCE FEE
83.00%
PRICING
90.00%
In A Nutshell
If you can look past the lack of amenities in its immediate area or you own a car and this does not bother you, this development is certainly one you should consider and look forward to. Due to the lack of smaller units in the area, the fact that more than 60% of the development consisting of smaller 1-2 bedder units also makes it very attractive.
Normanton Park also offers a unique buying opportunity to the District 5 region, and with its psf is priced at an attractive range compared to developments like Parc Clematis and Clavon. With the upcoming Greater Southern Waterfront and Greater One-North, future growth of the area is extremely promising and something that homeowners and investors alike can be excited about.
Looking past the developer's reputation, the great price point and the fact that COH is taking close notice should instill some good faith and confidence that this project will fare better than past projects. The fact that almost a third of the units were sold on its first day of launch also shows a high interest amongst buyers.
Interested in what you've seen so far? Let us show you more through an obligation-free consultation.
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