Normanton Park Review - A Luxury Residential Development in the West

Normanton Park Review Rating: 88

Development : 9/10

Transportation Link : 8/10

Surrounding Amenities : 8/10

Prices : 9/10

Future Changes : 10/10




If you are looking for a luxurious, peaceful and quiet home with beautiful greenery and sea view, search no more, because, Normanton Park is the perfect place to get your dream home.

It is a 99-years leasehold condominium which is located at Normanton park in District 5 off Ayer Rajah Expressway, Singapore.


It was a former government housing project which was sold to Kingsford Huray Development through a tender exercised in October 2017 for a price of S$830.1 million. S$30 million above the reserve prices and it has a development site of 660,999 sqft.


Former Normanton Park

It's a glorious structure, abundant facilities, high security. Its aims to give Normanton Park residents of Normanton Park the best view nature has to offer, makes it stands out amongst other buildings in the area.

The new upcoming Normanton Park

A total of 1862 units will be built in this Residential Development as recorded on the URA website.

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. 60 % to 70% of the units will be the 1-bedroom and 2-bedroom types.


In addition to the residential blocks, there will be a restaurant and 7 units of shops within the development to serve the residents.

2 level of the basement car park, swimming pool and full condominium facilities.

When will Normanton Park launch for Sales?

The initial launch date for Normanton Park was in December 2019. Still, due to a no-sales licence is being issued to the developer, Kingsford Development Pte Ltd can only commence construction but cannot sell any units before Temporary Occupation Permit (TOP) obtained.

Controller of Housing (COH) also required Kingsford Development Pte Ltd to obtain Quality Mark certification for Normanton Park to assure homebuyers that “their housing units are constructed and finished to a reasonable standard of quality”, says the URA spokesperson.

I happened to pass by the construction site on 22nd October 2020, its look like the foundations works for Normanton Park is completed. The development is in the process of construction of the units.



3 ½ years is the average completion of new launch residential development in Singapore. Normanton Park should be able to obtain the Temporary Occupation Permit (TOP) in another 24 months times.


Unless the developer can obtain Sales Approval from COH, otherwise, the sales of Normanton Park can only happen after TOP obtained.


Latest updates as of today, 9th December 2020, Developer eventually got its sales licence to sell. The project is ready to launch for sale.


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Why should you consider Normanton Park?


If looking for a new Launch is your serious thought, Normanton Park will be one of the primary considerations. There are so many reasons why you should consider Normanton Park.


Normanton Park is the only residential development in the Greater One North ( The One-North Business District, Maple Tree Business City, Science Park II and Science Park I) Science Park I is just beside the development and you can literally walk over to your workplace.



The Grater One North

Schools and Education near Normanton Park The condo is known to be surrounded by various primary, secondary and tertiary institution. Families with children need not go far to get the best education for their kids. Schools in this area can also be attended by international residents. These schools include;

  • The Fairfield Methodist Primary School

  • Queensway Secondary School

  • Anglo-Chinese Junior College (ACJC)

  • Management Development Institute of Singapore (MDIS)

  • National University of Singapore (NUS)

  • Global Indian International School (Queenstown Campus)

  • ISS International School and Tanglin Trust School.

This makes the development an excellent investment for your own stay or for rental.




Normanton Park – Accessibilities


Kent Ridge MRT Station is known to be the nearest MRT station to the Normanton Park development. It is approximately 1 km from Normanton Park. The other 2 MRT stations are the Haw Par Villa MRT station, which is 1.1km from the development and the Pasir Panjang MRT Station is 1.2km away.

For residents who drive, Normanton Park is the only condominium in the west that has direct access to the Ayer Rajah Expressway (AYE) which is directly connected to CBD Downtown Core/Marina Bay. It only takes 5 minutes downtown to Central Business District and 7 minutes to the Orchard Road Shopping Belt and also to Jurong Gateway within 5 Minutes driving distance.




As for Nature lovers, you can enjoy the lush greenery and tranquillity as Kent Ridge Park is right next to Normanton Park. Kent Ridge Park can bring you all the way the Southern Ridge, all the way to Mt Fable indulge yourself within nature.




Normanton Park - Amenities How could the new development, Normanton Park, provide its Residents with a peaceful, quiet, relaxing and luxurious living experiences?

It will make possible been made possible via its facilities and proximity to needed amenities.


When it comes to access to basic amenities, Normanton Park provides the best. Its location is known to be a short drive to Queensway Shopping Centre, Anchor Point Shopping Centre, West coast plaza and the Harbourfront Centre.




Besides getting to the Shopping Centre, Normanton Park is also surrounded by many renowned food stores and restaurants. A few minutes drive away, they are located in Mei Chin Road Block 159 Market, Alexandra Village Food Centre, ABC Brickworks Food Centre, Tanglin Halt Food Centre and Tanglin Halt Road Block 48A Market and Food Centre.


Not to forget that Greater Southern Waterfront, this transformation will offer Normanton Park even more choices of work and recreational facilities.


Facilities of Normanton Park

Normanton Park has more than 100 over facilities, the block nearest to the AYE is about 105M away. The whole development will have different views for you to choose from.


The 2nd floor is built at an estimated height of 6 storeys, it already clears all the building within Science Park 1, not to mention the higher floor which can see the southern coastal line of Singapore.


Normanton Park is built with the concept of a Garden Home, only 20% for the residential block, 80% go to the common area and facilities of the development.


All the terraces house have pools in front of its unit and the best part is that it have a small garden in front of the unit which is taken care of by the management.


The shops are facing the Science Park Drive, accessible to the public.

Normanton Site Map

Units Types In Normanton Park

Normanton Park has a total of 9 Residential 24 storeys flat, consists of 1840 units of 1bedroom to 4 bedroom unit type. 22 Terraces and 7 shops and a restaurant.


Normanton Park have 2 1-bedroom unit type

1 bedroom type - 484sqft to 657sqft (Total 414 units)

1bedroom + study unit type 560sqft to 700 sqft (Total 138 units)

The show flat is a 1 + study units type located in block 53 and blk 55, unit 52 and 43.



A very spacious layout, having a Jack & Jill concept for the toilet. Very rare spacious living room width of estimate 2.1M. This two-unit is inward-facing, looking into the large activities pools. There are various sizes of 1 bedroom for you to choose, all 1-bedroom unit type is facing inward to the facade pools.


2-bedroom units type have 3 units type,

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 a 2 -bedroom Premium 829 sqft type. Locate block 53 and block 55, unit 40 and 49.

This unit has an unblocked view of the Kent Ridge Park, Higher floor will have the Southern coastal Sea View. Two bed two baths, most suitable for the newlywed family for a start in your property investment.


3-bedroom in Normanton Park, we have 2 unit type

3-bedroom Compact (904sqft to 1109sqft, 345 units)

3-bedroom premium (1066 sqft to 1249 sqft, 184 units)


The show flat unit is a 3-bedroom Premium type, 1098sqft located block 49 & Block 51, unit 20 & 29,


This 3-bedroom unit type is a corner unit, have a wonderful unblocked view to the Kent Ridge Park, overlooking sea view on the higher floor. No afternoon sun. Spacious layout, most suitable for a family.


4-bedroom type in Normanton Park, we have 2 layout

4-bedroom (1195sqft to 1340sqft, 23units)

4-bedroom Premium (1313 to 1498 sqft, 92 units)


This is a 4-bedroom Premium unit, very well layout and spacious. The Jack & Jill toilet designed to allow all rooms to be on suites. This unit is located at block 45, unit 03.


Unblock view to the swimming pool and the nearest to all the facilities of the development. Most suitable for the family.


5-bedroom in Normanton Park

5-bedroom layout in Normanton Park ( 1615 sqft to 1798 sqft, 46 units), we have this unit in the show flat, 1615sqft. This unit is located at block 53 and block 55, unit 38 and 47.



The unit will have the luxury of the view of the Kent Ridge Park and also the Coastal Sea View for the highest floor unit. Great for a multi-generation family.


What will be the possible pricing of Normanton Park?

Looking into the developer's investment, they have acquired the land at the price of S$830.1 Million with a land size is 660,999 sqft. They have to refresh the land tenure back to 99 years, an estimated $231.1 million payable.


In addition, they have stamp duty payable, estimated amount to be S$207.5 Million. This will leads to totalling S$1.27Billions of investment.


Due to the no sale licence, most probably the developer can only start to sell after the development obtained the T.O.P.

Normanton Park plot ratio is 2.1, so the GFA for Normanton Park will be 1388098 square foot. The development site's cost will estimate at S$914 psf per plot ratio.

The building cost estimate will be at S$400 psf, that’s come to a break-even cost to be estimated at S$1,314psf, in estimation.

Looking at a profit of 25% to 30%, the estimated selling price will be the range at S$1,576psf to S$1,708psf.

The median price will be at an average of S$1642psf.



Normanton Park Rental Estimate


Since 2005, there isn’t any big scale new launch with the One-North Business City. One-North Residences is the only residential development launch.


Due to the fast-growing and rapid transformation in the area, limited new condo supply, the rental demand in this area has been kept strong and steady.


Data from the URA website, monthly rent for unit size between 600sqft to 700sqft is at a median price of S$5 psf.



In terms of convenience, Normanton Park's location will not be able to compare to One-North Residences. However, considering that Normanton will to be brand new development, we estimate the monthly rent for Normanton Park 2-bedder should be in a similar range of S$5psf.


If the average price is launched at $1650psf, the annual rental yield will be at 3.6%, which is much higher than the national average of 2.5-3% per annum.

To Summarise


Normanton Park Condo will be a mega residential development in district 5, with a total of 1862 units comprised of 9 residential blocks of 24 stories, 1840 units from 1 bedder to 5 bedders, 22 terraces houses, 1 restaurant and 7 shops on a land size of 660,999 sqft.


Normanton Park has all the building carefully layout, a good distancing between each block, no blocking and more privacy. Estimated 80% of the land is used for communal facilities. Every unit will have it own unique view.


The location of Normanton Park is in the rapid transformation in the West area and also within the transformation of the Greater Southern Waterfront transformation that gives a tremendous potential value appreciation in times to come, adding to the only Residential development within the Greater One North, it gives an assurance of the tenants' pools within the area.


Due to the limited new condo supply, there is a pent-up demand for rental accommodation in the area, assurance of better ROI for buyers who wanted to have a unit for investment.


Normanton Park is easy to access to all part of the Island through AYE, only 5 minutes to the Central Business district (CBD), the only condo that direct access to AYE in the West.


Amenities, Normanton Park can be easily reached within 5 to 7 mins car drive to any of the shopping centre, food centres and recreation facilities.


The price will be very competitive, it could be one of the lowest S$PSF in RCR.


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About the Author





Peter Tan Choon Guan

The Real Estate Guy.

Senior Associate Group Director and Project IC with OrangeTee & Tie.


Since 1995, he has been providing professional consulting services to clients in Singapore and beyond. From strategic planning to innovative solutions, his focus is always on building an efficient and results-driven relationship.




He will work with you to create a customized plan of action for yourself or your organization. Peter is an adventurous person, he is a basketball player since school times, represent schools and organisation in the National Tournament.


He is also active in track and fields, participated in school events and national events and got a bronze medal for his Long Jump events and a silver medal in his 100M run.


Water sports in another area he is interested, obtained a few medals for his canoeing competition. He conquered Mount Kinabalu in East Malaysia, Mount Tahan and Mount Ophir in East Malaysia.


He is enlisted into National Services as Naval personnel, a Section IC in his department. Appointed to Acting Platoon Sergeant during his Reservist.


During school times, he is a class monitor and a school prefect during his primary school time. Become a youth leader in a later stage. With all the exposal created him a leader by nature, able to train and guide people.


Starting to run in his own business in the year 1995 and ended his business in years 2013. This allows him to be able to communicate at all levels in society.


Joining the Real Estate Industry in the year 1995 as a part-timer, after he ended his business in 2013, he focuses on Real Estate consultation, not only starts to invest in property himself, he also assisted more than 350 property investors to build their wealth in property investment.


With the hand on investment himself, he will be able to provide you with the real-time property insight and strategic planning for your property investment through Property Investment Planning System.


Peter is a Leader in OrangeTee & Tie, Navis Living Group, running a Team and mentoring new agent that join him. He is being appointed as the Project In-Charge for Penrose recently.


WhatsApp Peter if you need any help or want to explore a career in Real Estate.


If you do like this article, please give me some comments and like.

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