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.
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 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).
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.
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.
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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.
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.
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.
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.
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.
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.
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.
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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|Developer||Kingsford Huray Development Pte Ltd|
|Status||Private Condominium (No restrictions on ownership)|
|Address||1 – 88 Normanton Park, Singapore|
|Site Area||61,408.9 m² (661,005 sq ft)|
|Floor Area||128,958.6 m² (1,388,111 sq ft)|
|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.
The diagrammatic chart here provides an overview of the locations of the various unit types for the whole project.
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.
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.
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.
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.
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.
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.
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.
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.
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 Prices · Unit Types
UNIT TYPES . SIZES
|Unit Description||Type||No. of
|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|
|Strata Terrace House||H||22||196||2,110|
|Shops||S||7||43 – 44||463 – 474|
|Total Residential Units||1862|
Floor areas stated includes any Voids, Patios, Balconies, Terraces, A/C Ledges.
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.
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
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.
Normanton Park Location · Features
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.
- 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.
- 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.
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.
- 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.
- 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.
- 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.