At a glance: While not the best in terms of public transportation convenience or amenities, Normanton Park has one major thing going for it—its large tenant pool thanks to a high number of business parks and educational institutions surrounding it. There’s a strong likelihood of capital appreciation too, thanks to the lower entry price point (compared with other new launches), scarcity of condominiums in the area as well as developments in the Greater Southern Waterfront. We see what this mega project has in store for us.
|Property Name||Normanton Park|
|Developer||Kingsford Huray Development Pte Ltd|
|Main Contractor||MCC Land|
|Land Size||660,999 sqft|
|Number of Blocks||9 residential towers|
|Number of Storeys||24|
|Total Units||1,862 residential units (includes 22 strata terrace houses) and 8 commercial units|
|Unit Types||1-bedroom, 1-bedroom + study, 2-bedroom compact, 2-bedroom + study, 2-bedroom premium, 3-bedroom compact, 3-bedroom premium, 4-bedroom compact + study, 4-bedroom premium, 5-bedroom|
|TOP Date (Expected)||Jan 2023|
|Nearest Amenities||Malls, Retail and Food|
• Fusionopolis ~4-min drive
• Anchorpoint Shopping Centre ~5-min drive
• Gillman Barracks
• IKEA Alexandra ~6-min drive
• West Coast Plaza ~6-min drive
• Star Vista ~7-min drive
• Holland Village ~7-min drive
• Vivocity ~10-min drive
• NTUC Fairprice next to Kent Ridge MRT ~20-min walk
• Cold Storage next to one-north MRT ~5-min drive
• Alexandra Village Food Centre ~6-min drive
• ABC Brickworks ~6-min drive
• Tanglin Halt Market ~6-min drive
Parks and Recreation
• Kent Ridge Park
• Southern Ridges trail
• West Coast Park ~10-min drive
|Nearest MRT Station||Kent Ridge on the Circle Line (approx 20-min walk)|
|Primary Schools Within 2-km|
|• Fairfield Methodist School (Primary)|
• New Town Primary School
• Queenstown Primary School
|Nearby International Schools||• Anglo-Chinese School Independent ~5-min drive|
• Tanglin Trust School ~5-min drive
• North London Collegiate School ~6-min drive
• ISS International School ~7-min drive
• Dover Court International School ~7-min drive
• United World College of South East Asia – Dover ~8-min drive
• Knightsbridge House International School ~9-min drive
Let’s start this review with an interesting bit of trivia: the original Normanton Park was in fact developed by the Ministry of Defence to provide affordable housing for Singapore Armed Forces (SAF) commissioned officers. Designed and built by HDB in 1977, it took its name after the Normanton Camp in Pasir Panjang. Even until its final days, a good part of its residents were retired officers.
The 488-unit development was eventually privatised in 1993 and underwent an unsuccessful collective sale attempt in 2015 but there were no bidders owing to the project’s massive scale and the high payout. During the height of Singapore’s en bloc fever in 2017 though, its second attempt hit the jackpot—a $803.1m en bloc jackpot to be precise.
Sold to China-based Kingsford Huray at $30 million over the reserve price, the collective sale was one of the largest for a 99-year leasehold site, translating to a land price of about $969 per square foot per plot ratio.
Hitting a bit of a snag
Things didn’t quite go as plan thereafter. URA issued Kingsford Huray a no-sale license in January 2019, which meant that they could not sell units before obtaining the TOP. This came after BCA found that one of their earlier projects, Kingsford Waterbay along Upper Serangoon View, had deviated from regulatory requirements. Turns out, it wasn’t the only project the developer faced problems with. The other project Kingsford Hillview Peak, faced similar complaints by residents with regards to workmanship.
The no-sale ban was lifted in November 2020, after the developer rectified their shortcomings for Kingsford Waterbay, and a sale license for Normanton Park was then issued with conditions attached. One of the conditions imposed is a requirement for Kingsford Huray to complete the Quality Mark assessment, which measures the quality of workmanship in every dwelling unit, before they could apply for TOP.
Nonetheless, the fact that MCC Land is roped in as the appointed contractor should assuage buyers. MCC Land has always had a reputable track record as a developer as well as managing condominiums. Its completed projects include Poiz Residences, Sea Horizon, and The Santorini.
Now with that chunk of history out of the way, let’s take a look at what the new Normanton Park has to offer.
Normanton Park sits right next to the AYE and is bordered by Science Park I. Just a bit further down is the National University Hospital (NUH) and the National University of Singapore (NUS). The residential towers are located more inwards, so traffic from the major expressway isn’t going to be a huge problem.
The site itself is a huge piece of land (more than 6 hectares), and with a total of 1,840 apartments in 9 blocks, 22 2-storey terrace houses and 8 commercial units on site, it’s definitely a mega project by any terms. This new development will feel a lot denser than in the original Normanton Park, which only has 488 units.
The area’s also surrounded by plenty of greenery and nature thanks to neighbouring Kent Ridge Park. To facilitate access, the condo will have a side gate that leads directly to the park. Kent Ridge Park is also connected via the 10-km Southern Ridges trekking trail to other parks including Hort Park, Telok Blangah Hill Park, Mount Faber and Labrador Nature Reserve.
Normanton Park has another thing going for it—its potentially huge tenant pool. It’s an area surrounded by a lot of business nodes, such as the adjacent Science Park I and II as well as the neighbouring one-north business park (Fusionopolis, Mediapolis, Biopolis, etc). With NUH and NUS also nearby, there won’t be a shortage of tenants in the area. We’ll delve into the rental income you can expect to get later on in the article.
Image courtesy of JTC
There aren’t very many amenities within a comfortable walking distance surrounding the site. You get a few F&B outlets over at Science Park I, although most aren’t open during the weekends and tend to close rather early.
There are a few more options over at the NUH medical centre (right next to Kent Ridge MRT station), although it’s a good 20-min walk, which for the most part, is sheltered thankfully. Otherwise hop onto bus 92/92A (the bus stop is located right outside the condominium) and you’ll get there in a jiffy.
The nearest supermarket is the NTUC Fairprice also within the NUH medical centre. Selection at that supermarket isn’t huge, but you will still be able to get most of your daily necessities.
To offset the lack of amenities nearby, the developer has set aside eight commercial units on the site, one of which will be a restaurant. It is likely there will also be a mini mart or a mid-sized grocer’s there.
Residents can also look forward to more F&B options with the redevelopment of 1 Science Park Drive located next to Kent Ridge MRT. It will be transformed into a life science and innovation campus by 2025, dedicated not only as a business park but will also house a variety of retail, food and beverage options at its “event plaza”. This will very much help to boost the amenities in the area, although it may end up being a weekdays-only thing in line with the other F&B options in the Science Park.
Image courtesy of CapitaLand
The area isn’t great for those taking public transport. As mentioned, Kent Ridge MRT’s at least a 20-min walk away. It might take even longer depending on which block you are located in. To curb the inconvenience, the developer has plans to include a shuttle service to Kent Ridge and Buona Vista MRT stations. This however will only be for a two-year period.
Bus stops are located along Science Park Drive and along AYE. There’s a side gate and sheltered walkway from Normanton Park that leads to the former, although it only runs for 92/92A. You can get to Kent Ridge and Buona Vista MRT stations on those, so relatively straightforward if you need to head down to the Circle and East-West MRT lines. The bus stop along AYE has more buses, but it’s a relatively long trek from the condo so not the most convenient.
The primary schools in the area are all within 2 km. There are currently no primary schools within the 1-km distance, so that’s something to consider if you have younger school-going children. That said, having NUS, Singapore Polytechnic, Anglo-Chinese JC and the Singapore Institute of Technology nearby will benefit families whose kids are older.
Unlike with the public transportation, drivers will find the location way more convenient. It takes less than 15 mins to drive to the heart of Orchard Road and to the Downtown Core, making Normanton Park really attractive for folks who work in the city.
While it would seem Normanton Park has around 100 facilities based on the condo brochure, it really comes down to the ones that matter.
Minus the flowery terms, there are essentially nine pools shared amongst the residents, including two 50-metre lap pools. That in itself is quite a feat. One of the lap pools is located near AYE towards the north of site, while the other is clustered among the other pools. Of the nine, three pools are fronting the terrace houses.
Located on the north of the site and far away from the residential blocks are the tennis and basketball courts. Not only does this help to minimise noise impact, their location also serves as a buffer against traffic sounds from the adjacent expressway.
Other noteworthy facilities include a gym, an outdoor IPPT station (likely as a supplement to the gym), an adventure playground, outdoor trampoline and a spa valley with spa seats for soaking away worries.
Landscaping, according to Kingsford Huray, takes up 80 percent of the site, and will take on an Amazon Rainforest theme so you can expect it to be lush and densely packed with greenery. There are a ton of lawns, gardens and mini walking trails around the site as well, enveloping the various outdoor dining spots and pavilions. Function rooms will also allow you to take your guests and celebrations indoors.
Eighty percent of the units at Normanton Park are already sold. These are the prices for the unit types still available:
|Number of Bedrooms||Size (sqft)||Pricing||Maintenance Fee |
|1-bedroom||527 – 657||From $996,870||$225 – $270|
|2-bedroom + Study||829 – 980||From $1,542,000||$270|
|3-bedroom||958 – 1,109||$1,708,000||$315|
|3-bedroom Premium||1,066 – 1,238||From $1,910,000||$315|
|4-bedroom Compact + Study||1,195 – 1,346||From $2,144,000||$315|
|4-Bedroom Premium||1,313 – 1,496||From $2,328,000||$315|
Stacks still available for sale: 16 (penthouse only), 18 (penthouse only), 25, 26, 27, 34, 35, 54, 61, 62, 63 (penthouse only), 70 (penthouse only), 71 (penthouse only)
This is one of the few 1-bedroom units that are a bit more spacious. There’s a bit more room between the open-plan living room and the kitchen/dining area, allowing for a bit more breathing space. It’s a good option if you are planning to buy the unit to stay yourself. Otherwise opt for the smaller 1-bedroom units for better rental returns.
2-bedroom + Study
Stacks still available for sale: 19, 28, 60
The unit type comes with a closed concept kitchen, set in a galley style near the entrance of the home. The study is located between two of the bedrooms, so you get the option of converting the workspace into an extension of the master bedroom or turning it into a walk-in wardrobe.
Stacks still available for sale: 15, 24, 51, 73, 74 (penthouse only)
Some of the 3-bedroom units come with an elongated foyer, which we think is a bit of a wasted space (+extra cost) unless you have a lot of shoes and are planning to do a long built-in shoe cabinet. Otherwise, stick to the layouts that minimise wastage like the one above. Bedrooms are situated all on one side, with the option to do up an open-plan kitchen by combing your dining area with the cooking space.
Stacks still available for sale: 20, 29, 37, 46, 55, 64, 77
This layout type is nearly identical to the 3-bedroom units, save for the extra store room (windowless), and toilet next to the kitchen. It is likely you are able to knock down the walls for the store room as well, creating this larger dining area. Consider if you are willing to pay a premium for that extra storage space.
4-bedroom Compact + Study
Stacks still available for sale: 56
The study in this layout type is a slice of space next to the dining area, with only enough room for a table. The kitchen is divided into a dry and wet area, although it feels rather compact with not much countertop landing space in the wet zone. Three of the bedrooms will be sharing one bathroom, with the master bedroom getting an en suite.
Stacks still available for sale: 03, 41, 42, 50
We would definitely recommend getting the 4-bedroom premium units if you are planning for a 4-bedder. It offers a slightly larger kitchen, as well as an extra store room to possibly use as a pantry. There’s only an extra bathroom in this layout, so there are fewer people to jostle the bathroom with in the mornings. All the bedrooms also have direct access to the bathrooms, so it’s essentially all en-suites, which adds to that luxury factor.
Stacks still available for sale: 38, 47
One of the first things you’ll notice about this layout is the generous kitchen, which comes with plenty of countertop space in both the wet and dry area. There is an additional store room as well as toilet next to the kitchen. The living room is also substantially roomier, while four of the five bedrooms in this layout are en-suites. The master suite is made to be extra luxurious, with a walk-in wardrobe off the side of the en-suite bathroom.
When choosing a unit, consider factors like convenience to the public transportation if you don’t drive or you are planning to rent out your units. Block 61 is likely going to be the most convenient for you if you are taking a bus from the bus stops along AYE, while block 59 has the shortest walk to the bus stop along Science Park Drive.
If you prefer views of greenery and park views, opt for the ones facing Kent Ridge Park. However, it’s likely you will bear the brunt of the afternoon sun for those stacks though, since they are all west-facing.
Investment Potential and Rental Yield
Graph courtesy of Squarefoot
You’ll notice a marked uptick in prices for D5, most notably in recent years. In general, we are seeing an increasing demand for housing in this district, fuelled in part by this area’s growing reputation as a tech hub and with more multinational companies like Shopee, Grab, Razer and Google setting up their headquarters in this area.
Demand for housing in this district is likely to be further boosted by the developments and improvements along the Greater Southern Waterfront (GSW). Plans for the GSW include better connectivity, more office spaces, more recreational options as well as private and public housing options with waterfront promenades and open spaces.
Image courtesy of URA
With Normanton Park so close to all the action and in the face of increasing demand and a lack of supply—there are only a handful of condominiums in this one-north, Kent Ridge area—there is definitely room for capital appreciation.
As it stands, units at Normanton Park are going for an average of $1,829 psf. Here’s a comparison with the other condominiums in the immediate district:
|Project Name||TOP||Average price psf|
|The Rochester Residences||2011||$1,388|
If you look at the TOP dates, you would have realised that there hasn’t been a new condominium in this area for quite some time. Prices are reflective of the ages of the developments as well as the proximity to the MRT. It’s also useful to note that all the condos listed above come with 99-year leases.
Normanton Park, along with one-north Eden (which is about a 7-min walk from one-north MRT), are two of the newest condominiums in the vicinity. In terms of convenience, one-north Eden edges out, which explains its price point, but it’s a relatively small project with just two residential blocks and a single pool. It also has a longer TOP date of almost two years, so you’ll want to take all that into account when deciding which new launch condo works better for you.
In the near future, we will also see two new condominiums in the one-north area following the sale of two GLS sites last year. These two sites, in close proximity to one-north Eden, will be situated between one-north MRT and Buona Vista MRT. Launch prices for these two sites are expected to hover around $2,100 psf.
Image courtesy of ERA
So if you are comparing that with Normanton Park, its $1,829 psf definitely seems more than reasonable in the fact of the district’s growing popularity.
As mentioned earlier in the article, Normanton Park’s surrounded by a sizeable tenant pool that is expected to increase further with the future developments in the GSW.
In terms of rental yield, we are looking at around 3.2% for this vicinity which is really decent. Here’s a look at the rental income you will be able to garner based on data from the immediate condominiums:
Your tenant pool could be made up of professionals working nearby, in the business parks or the universities. Or they could stem from medical professionals of the adjacent hospitals, including the National University Hospital or Alexandra Hospital. This area will also be popular with families that have children in the tertiary institutions around the vicinity as well as folks working in the city and CBD who are looking for a cheaper accommodation without sacrificing distance or exclusivity.
Normanton Park may not be the most convenient in terms of amenities or public transportation, but its close proximity to several business nodes as well as tertiary educational institutions will mean it has no shortage of tenants. There will likely be a healthy demand for housing in this area, fuelled by developments in the GSW and the increasing presence of tech companies in the locality. This is likely to translate to strong capital appreciation for this condominium, seeing as supply is still scarce around here.
It’s also a decent option if you thinking of buying to stay and if you like being surrounded by greenery. Bu it’s best if you drive, since the MRT and bus stops aren’t very accessible. Keep in mind also the developer’s current less-than-stellar reputation, although with URA keeping a closer watch on them, you are unlikely to see any major issues. Fingers crossed!
|TYPE||Area (sqft)||PRICE STARTING|
|2 Bedroom + Study||2BR-Sa||850||S$1,597,000|
|3 Bedroom Premium||3BR-Pa||1,087||S$1,977,000|
|4 Bedroom Compact + Study||4BR-Ca||1,195||S$2,144,000|
|4 Bedroom Premium||4BR-Pa||1,313||S$2,382,000|