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NORMANTON PARK CONDOMINIUM

Here we Review the upcoming Normanton Park condo. This new development by Kingsford is arising on the site of the former Normanton Park, which occupied quite a huge land parcel, with some rather attractive features.

This review looks at the locational attributes of the project, as well as its features, site layout and facilities, and floor plans.

 

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Configuration of New Normanton Park Condo

Given its huge land size, this project will be one of the largest around. Offering 1,862 homes, it ranks among developments like D’Leedon and Interlace that have since sold out, and others like Parc Esta and Stirling Residences that are close to selling out.

The Normanton Park Condominium at Kent Ridge Hill . View of Project South-Eastwards

Normanton Park Condominium at Kent Ridge Hill . View of Project South-Eastwards

The units here will be distributed around the site in nine 24-storey high blocks, and 22 strata landed villas. Note that the strata villas can only be bought by Singapore citizens, or Singapore permanent residents who get the necessary approval from the LDAU (Land Dealings Approval Unit of the Singapore Land Authority).

Normanton Park Villas Facing Pool

Normanton Park Villas Facing Pool

The rest of the units will comprise a wide range of apartments so as to suit most requirements, from one bedders, to 5 bedroom homes.

Normanton Park Singapore

Normanton Park Singapore

In addition to the residential units, there is retail space in the form of a row of seven shop units and one restaurant. This row sits on the fringe of the site, facing Science Park Drive, next to and along which the main entrance to the development is located as well.

By designing it so, the shops can be accessed by non-residents to keep them economically viable and prices down, while preserving security for residents. The relatively good number of shops will provide residents with conveniently quick access to food on their doorstep, and likely basic necessities too.

Artist's Impression . Shops & Restaurant on Fringe of Site Facing Science Park Drive

Artist’s Impression . Shops & Restaurant on Fringe of Site Facing Science Park Drive

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    Locational Attributes

    The previous Normanton Park condo was for a long time a landmark in the area, close to the Kent Ridge / Buona Vista research and educational hubs. It lies on the doorstep of Science Park and the sprawling Kent Ridge university and medical campus, as well as just opposite the One North research and business park.

    Bird's Eye View of Normanton Park Condo . Looking West-Northwards to Science Park & One-north

    Normanton Park Condo . Looking West-Northwards to Science Park & One-north

    As of now, there are no other residential developments in the immediate vicinity. Kingsford’s new Normanton Park condo has the distinction of being the only one next door to Science Park, and the closest place for potential buyers or tenants working in these centres.

    Kingsford One Normanton Park Location Map . Distances & Amenities . Click to Expand

    Kingsford One Normanton Park Location Map . Distances & Amenities . Click to Expand

    View to the East of the Site

    View to the East of the Site . To Alexandra Park & Southern Ridges

    The other very attractive features of the Kingsford Normanton Park site are its views, and its position beside nature reserves and parks. It sits on a high point of Kent Ridge Hill, right beside Kent Ridge Park and the Southern Ridges Green belt, that stretches to HortPark, Telok Blangah Park, and on to Faber Park.

    View to the South of the Site

    View to the South of the Site . To Kent Ridge Park & Sea

    Residents of south-facing units at Kingsford’s Normanton Park should be able to get panoramic views all the way across Kent Ridge Park and the low-rise homes at South Buona Vista, to the sea off the West Coast, and the horizon. The nearer views are also good – close by we have the refreshing greenery of the Southern Ridges Green belt, an expanse of trees stretching into the distance.

    View to the North of the Site

    View to the North of the Site . Towards One-north Across the AYE

    However Kingsford Normanton Park does have two drawbacks. It is not within walking distance of an MRT station, though there are buses that take you to the nearest one, Kent Ridge station, one km away. Also, the north boundary of the site fronts onto the Ayer-Rajah Expressway (AYE), so inevitably units facing that way, while enjoying unblocked views, will get the traffic noise.

    View to the West of the Site

    View to the West of the Site . To Science Park

    But units facing inwards or south will not have that problem. If you would like to know more, just register at the Contact Form for updates when further details on the Kingsford Normanton condo is available.

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    Background to the Normanton Park Condo

    The site of this project, the former Normanton Park condo, was sold for SGD$830.1 million to Kingsford Huray Development in October 2017.

    At that time, it was one of the biggest collective (en bloc) sales deals seen in Singapore, though other sales since then have eclipsed it.

    Normanton Park Singapore . View to Mapletree Business City & West Coast

    Normanton Park Singapore . View to Mapletree Business City & West Coast

    This deal was seen as a game changer for the property market. At almost 661,000 sq ft of land, there were earlier concerns that such a large site might be too big for developers to swallow.

    But its sale changed the perception that there might not be an appetite for big sites. Even bigger sales have been concluded subsequently, especially those with good redevelopment potential or merit. In the case of Normanton Park, it is close to the Buona Vista growth story.

    This development will house 1,862 apartment units, with room for lavish landscaping and a huge range of communal facilities.

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      Project FactSheet

      Name Normanton Park
      Developer Kingsford Huray Development Pte Ltd
      Status Private Condominium (No restrictions on ownership)
      Address 1 – 88 Normanton Park, Singapore
      District 05
      Site Area 61,408.9 m² (661,005 sq ft)
      Floor Area 128,958.6 m² (1,388,111 sq ft)
      Plot Ratio 2.1
      Tenure 99 years leasehold commencing from 22 July 2019
      Target T.O.P. Date 2nd Quarter 2023
      Official T.O.P. Date 31 December 2023
      No. of Blocks 9 Towers + 22 Strata Terrace Houses
      No. of Storeys 24
      No. of Units 1,862
      Description Private residential condominium comprising 1,840 apartment units and 22 villas with communal facilities, swimming pools, clubhouse, dining pavilions, car and bicycle parks set in landscaped grounds in a gated community
      Architect P&T Consultants Pte Ltd
      Structural Engineer P&T Consultants Pte Ltd
      M&E Engineer United Project Consultants Pte Ltd
      Landscape Architect EcoPlan Asia Pte Ltd
      Quantity Surveyor Aecom Cost Consulting & Project Management (S) Pte Ltd


      Normanton Park Floor Plans

      Please do drop us a note via the Contact Form below if you wish us to send you the full set of Normanton Park condo floor plans.

      In the meantime, below are the floor plans of the four show unit types, that should give a general idea of the kinds of layouts and room sizes to be expected.

      Normanton Park Floor Plan . Showflat 1BR + Study

      Normanton Park Floor Plan . Showflat 1BR + Study

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      Normanton Park Floor Plans . Showflat 2BR Premium

      Normanton Park Floor Plans . Showflat 2BR Premium

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      Normanton Park Showflat . 3BR Premium Floor Plan

      Normanton Park Showflat . 3BR Premium Floor Plan

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      Normanton Park Condo Showflat . Floor Plan 5BR

      Normanton Park Condo Showflat . Floor Plan 5BR

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      The diagrammatic chart here provides an overview of the locations of the various unit types for the whole project.

      Unit Types Chart

      Normanton Park Unit Types Chart . Click to Expand

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      Normanton Park Condominium . Facilities

      Normanton Park Condominium . Facilities

      The Main Arrival Drop Off Courtyard Facing Science Park Drive

      The Main Arrival Drop Off Courtyard Facing Science Park Drive


      Normanton Park Site Plan

      The Kingsford Normanton condo site is an elongated kite shaped plot of land, spanning between the Ayer Rajah Expressway (AYE) at its north-east end, to Kent Ridge Park and the Southern Ridges nature reserves at its south-west end. It sits at the top of Kent Ridge Park, which slopes down towards South Buona Vista Road and Pasir Panjang.

      Kingsford Normanton Park Site Location

      One Normanton Park Site Location . Looking South-Eastwards . Click to Enlarge

      To the south-east of the site is Alexandra Park. This is a quiet residential estate composed of greenery and conservation “Black-and-White” bungalows nestled amongst the trees, charming throwbacks of Singapore’s colonial past. These are beautifully looked after and rented out at exorbitant rates. Given their conservation status, it does not look like this estate will be built up anytime soon.

      And to the north-west of the site is Science Park itself, with a thriving community of technology centres, research institutions, and businesses.

      Which basically means Normanton Park will practically get all round unblocked views, including sea views to the south, as South Buona Vista and Pasir Panjang are zoned low-rise.

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      The Normanton Park Site Plan . Click to Enlarge

      The Normanton Park Site Plan . Click to Enlarge

      The design of the Normanton Park site has been cleverly done to mitigate its worst points, while taking full advantage of its most attractive attributes.

      The main entrance and vehicular access to the site continues to be from Science Park Drive. And because this side directly fronts the buildings of Science Park opposite, it makes complete sense for the row of retail shops in the development to be strung out on this side.

      Normanton Park at Kent Ridge . Entrance & Shops along Science Park Drive

      Normanton Park at Kent Ridge . Entrance & Shops along Science Park Drive

      Going round to the north-eastern section of the site, this is the part that borders the AYE and its attendant noise. Hence the architects have not positioned any of the tower blocks close to this edge of the site.

      Site on Elevated Ground Next to the AYE

      Normanton Park at Kent Ridge . On Elevated Ground Next to the AYE

      Instead, they have placed mainly facilities like the tennis & basketball courts and lap pool here, which being very low-lying, are somewhat shielded from the traffic noise by the elevation of the site from the expressway.

      Here they have also placed a few of the terrace houses, which are similarly low-lying, with the nearest being 77 metres from the AYE.

      Normanton Park Terrace Houses

      Normanton Park Terrace Houses

      A bit further in, we have Tower 45, located 80 metres away from the AYE. This is the closest tower to the north-eastern edge of the site, and the only one with its north-facing units likely to get a fair amount of AYE noise. Even then, it is mainly the higher floors that are affected.

      Blocks Facing South to Kent Ridge Park

      Blocks Facing South to Kent Ridge Park

      The remaining eight towers are all positioned on the southern part of the site, which also makes for good sense. The south and south-east are not only where panoramic views overlooking the greenery of Kent Ridge and Alexandra parks, all the way to the sea are to be found, but where it is also most peaceful and quiet.

      Normanton Park Condo . Pool Deck

      Normanton Park Condo . Pool Deck

      Given the size of the site and the huge expanse of grounds, it is not surprising that there are lots of different facilities. Including several pools, kids play, the usual clubhouse and gym, lawns and pavilions, and so on, set among landscaped gardens.

      Normanton Park Singapore . Night View

      Normanton Park Singapore . Night View

      Artist's Impression . Family Pool

      Artist’s Impression . Family Pool


      Kingsford Normanton Park Showflat

      The Normanton Park showflat is not available for viewing yet. Please let us know via the Contact Form below if you wish to be kept updated when the Normanton condo showflat is about to be ready.

      Normanton Park Showflat . Living Room

      Normanton Park Showflat . Living Room

      Normanton Park Showroom . Artist's Impression View

      Normanton Park Showroom . Artist’s Impression View

      Normanton Park Condo . Lap Pool and Gym

      Normanton Park Condo . Lap Pool and Gym


      Normanton Park Prices · Unit Types

      Kingsford Normanton Park Prices . Unit Types & Sizes . Click to Open / Close

      UNIT TYPES . SIZES

      Unit Description Type No. of
      Units
      Strata Area
      (sq m)
      Strata Area
      (sq ft)
      1 Bedroom A 414 45 – 49 484 – 527
      1 Bedroom + Study AS 138 52 – 54 560 – 581
      2 Bedroom Compact B 276 59 – 62 635 – 667
      2 Bedroom Premium BP 230 61 – 72 657 – 775
      2 Bedroom + Study BS 92 77 – 79 829 – 850
      3 Bedroom Compact C 345 84 – 90 904 – 969
      3 Bedroom Premium CP 184 99 – 102 1,066 – 1,098
      4 Bedroom Compact D 23 111 1,195
      4 Bedroom Premium DP 92 122 – 124 1,313 – 1,335
      5 Bedroom E 46 150 1,615
      Strata Terrace House H 22 196 2,110
      Shops S 7 43 – 44 463 – 474
      Restaurant R 1 104 1,119
      Total Residential Units 1862

      Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.

      Kingsford Normanton Park Pricing . Click to Open / Close

      ONE NORMANTON PARK PRICES

      The One Normanton Park price ranges have not been finalised yet. However the indicative pricing starts from $7xxK upwards for the smallest one bedders.

      Please drop us a note via the Contact Form if you wish to be kept posted on pricing details when available.

      Land and Break Even Cost Background . Click to Open / Close
      COSTS / BREAK EVEN COSTS

      Kingsford Huray Development clinched this 61,408.9 square metre Normanton Park condo site with a winning bid of SGD$830.1 million.

      In addition, about $231.1 million more was payable to top up the lease back to 99 years, and another $283.4 million to develop the site to its maximum 2.1 plot ratio. This gives a permissible gross floor area of around 1.39 million square feet.

      The total works out to a land price of $969 per square foot per plot ratio (PSF PPR), with resulting development value estimated at $2.23 billion.

      After taking into account development costs like construction, financing and overheads, the breakeven cost will be close to $1,470 PSF.


      About the Developer

      The developer for Normanton Park Singapore is Kingsford Huray, a wholly owned subsidiary of Kingsford Development.

      KINGSFORD Development was set up in 2000 by Hong Kong registered Kingsford Investments. The Kingsford Group of companies is involved in manufacturing, property development, and property management.

      Since its inception, the Group has developed projects in China, including a mega condominium, that have contributed over 6,000 apartments to the residential market. It has also invested into a 60,000 square metre site in central Brisbane that will soon offer 600 to 700 residences for sale.

      In Singapore, Kingsford is probably most notable for its development of two condominiums: Kingsford Hillview Peak, and Kingsford Waterbay with over 1,100 units, close to the size of this Normanton condo.

      Waterbay by Kingsford

      Waterbay by Kingsford . Developer for the One Normanton Park Condo

      Artist's Impression . Waterbay by Kingsford

      Artist’s Impression . Waterbay by Kingsford . Developer of Normanton Park Singapore


      Normanton Park Location · Features

      Kingsford One Normanton Park Condo Location . Amenities

      Kingsford One Normanton Park Condo Location . Amenities

      Travel Times to Amenities

      Travel Times to Amenities

      1. Location. Located in District 05, at Normanton Park road off Science Park Drive. This is the only large residential development in the immediate neighbourhood. Other than this, across Kent Ridge Park and accessed by the winding South Buona Vista Road, we have the low-rise residential estate of Pasir Panjang.

        District 05 is usually ranked just after District 15. The homes here are mainly landed houses or private condominiums.

      2. Nearest MRT Station. The Normanton Park location is not within easy walking distance of an MRT station. The nearest, Kent Ridge station, is about 1km away, and would take about 15 to 16 minutes to walk in a direct line.

        However there are public buses and a bus stop near by, and shuttle buses that loop between Science Park and the MRT station.

      3. Business Centres. The Kingsford Normanton condo location is actually quite close to the city centre. Via the AYE (Ayer Rajah Expressway) it takes roughly 10 minutes to drive to the CBD and the Marina Bay Financial District.

        But even nearer at hand are many research, industry, and business centres. Besides Science Park next door, there is One North (5 minutes drive up the road), Mapletree Business City (10 minutes drive), and International Business Park (10 minutes drive). Just the last three alone employ a workforce of over 50,000, many of whom could be potential buyers and tenants.

      4. Shops, Supermarkets, F&B, Medical. Science Park I next to the 1 Normanton Park location provides a good range of F&B outlets. Scattered around it are several cafes & restaurants, a food court, bistros and wine bars, and even a couple of childcare centres. And there are the famed food haunts of Pasir Panjang as well.

        However for a more complete range of shops, supermarkets and banking facilities, you will have to move further afield. Such as to Holland Village, Alexandra Retail Centre, or VivoCity.

      5. Educational Institutions. This area has been zoned one of the main research, technology, and education hubs of Singapore. It is houses centres like One North, the National University of Singapore and related research institutes, the Kent Ridge medical campus, Science Park, and so on.

        A number of international and business schools flourish here as well. Such as United World College, INSEAD, the ISS International School (Preston campus), ESSEC Business School, Unilever Four Acres, the Japanese schools, Dover Court Prep school.

      6. Nature Reserves & Parks. The Normanton condo location is right beside Kent Ridge Park. This forms part of one of the longest stretches of nature parks in Singapore: the Southern Ridges Green belt, that starts at Kent Ridge Park, links to HortPark, then Telok Blangah Hill Park, and Mount Faber Park. Across from that, we have the Labrador Nature Reserve and Coastal Walk.
      7. Accessibility. The Normanton Park location joins very quickly to the Ayer Rajah Expressway (AYE), and from there to the network of expressways around the island.

      Currently the Pasir Panjang Port is off the coast here, which does spoil the sea views a bit. But that is set to change after 2027. Under URA’s grand scheme of things in the master plan, the port will move to Tuas. In its place, around Tanjong Pagar and part of Pasir Panjang will arise an ambitious waterfront city, to be called the Greater Southern Waterfront City.

      It will be 2.5 times the size of Marina Bay, span 1000 hectares, and include a 30-km nature trail linking Labrador Park to Gardens by the Bay. When the Greater Southern Waterfront City takes shape, property values in the vicinity is expected to rise in tandem with it.


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