Normanton Park

Overview & Key Facts

Normanton Park is a sprawling mega-development in District 5 that occupies a commanding 666,727 sq ft site along the southern ridge of Singapore. Developed by Kingsford Huray Development, the project comprises 1,862 residential units across nine towers, 22 strata-terrace houses, and 8 commercial units — making it one of the largest private residential projects in the Queenstown-Kent Ridge corridor.

The development sits on elevated terrain roughly 20 metres above sea level, which means even lower-floor units benefit from unobstructed sightlines and better natural ventilation. The nine towers are deliberately staggered — Blocks 45 and 55, for example, are separated by 210 metres — ensuring residents enjoy genuine privacy despite the high unit count. Completed in 2023, it replaced the former HUDC estate of the same name that was collectively sold in 2017 for $830.1 million.

What makes Normanton Park genuinely interesting is its proximity to Singapore’s innovation cluster. The one-north business park — home to Biopolis, Fusionopolis, and Mediapolis — sits directly across the road, while the Singapore Science Park is next door. For professionals working in biomedical sciences, tech, or media, the commute is essentially a short walk.

Location & Connectivity

Normanton Park’s location is a study in trade-offs. The nearest MRT station is Kent Ridge (CC24), roughly 1.07 km away — a 13-to-15-minute walk that most residents would find manageable in the morning but less appealing during Singapore’s afternoon heat. Haw Par Villa (CC25) and Pasir Panjang (CC26) are slightly further. All three stations are on the Circle Line, which connects to Buona Vista interchange and onwards to the rest of the network.

For drivers, the Ayer Rajah Expressway (AYE) is immediately accessible, putting the CBD roughly 10 minutes away in off-peak conditions. West Coast Highway provides an alternative route toward Clementi and Jurong. Orchard Road is about 12–15 minutes by car, and Changi Airport around 25 minutes via the ECP.

Daily amenities are adequate but not abundant on foot. The nearest supermarket options are at The Star Vista (Buona Vista) or Clementi Mall, both about a 10-minute drive. Queenstown and Holland Village offer hawker centres and dining options within a short drive. The 8 commercial units within the development itself help bridge the convenience gap for basic needs.

Schools & Education

Facilities

With 60% of its site dedicated to communal space, Normanton Park delivers one of the most generous facility-to-unit ratios in Singapore. The centrepiece is a 150-metre swimming pool — one of the longest in any Singapore condo — complemented by a separate 50m lap pool, a family pool, and a serene cove pool. Sports enthusiasts get a full basketball court, two tennis courts, outdoor fitness stations, and an IPPT station.

“The facilities are genuinely resort-level. The 150m pool alone makes morning swims feel like a holiday. My kids practically live at the adventure playground on weekends.”

— Resident review on PropertyGuru, 2025

Smart home integration is built into every unit, covering smart security, smart living, and community management features. The development also includes an adventure playground, outdoor trampoline, and extensive landscaped lawns that provide breathing room rare in a mega-development. With 110 facilities in total, the main challenge is booking popular amenities during peak periods.

Unit Sizes & Layout

Normanton Park offers a comprehensive unit mix ranging from 1-bedroom (506 sq ft) to 5-bedroom units (1,711 sq ft), plus 22 strata-terrace houses for buyers seeking landed-style living within a condo ecosystem. The 2-bedroom and 3-bedroom units make up the bulk of the development and are competitively sized compared to newer launches in the district. A 3-bedroom unit here averages around 1,001–1,130 sq ft — noticeably larger than the 850–950 sq ft increasingly common in 2024–2025 launches.

Pricing & Market Position

Across 1,433 recorded transactions (all-time), sale prices range from $870,000 to $3,699,000, averaging $1,619,141.

Over the last 12 months, transactions averaged $2,008 psf.

Rents range from $2,800 to $10,800 per month across 2,330 rental transactions. Current rental yield sits at approximately 2.9%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at NORMANTON PARK typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 9.6% (from $1,812 to $1,987 psf).

Neighbourhood Comparison

In District 5, Normanton Park’s closest competitor is Parc Clematis (1,450 units, $2,178 psf average), which offers even more facilities and better MRT proximity (Clementi, 690m) but at a ~7% premium and with expressway noise concerns. Elta (501 units, $2,557 psf) is the newest entrant with a fresh lease and modern finishes, but at a 25% premium with far fewer facilities and a much smaller development footprint.

For buyers weighing Normanton Park against these options, the decision often comes down to: do you value space and facilities (Normanton Park), MRT convenience and school proximity (Parc Clematis), or a fresh lease with modern finishes (Elta)? Families with cars who work in the southern corridor will find Normanton Park hard to beat. MRT-dependent commuters should look at Parc Clematis or Elta instead.

Lease Decay Analysis

The 99-year lease runs from 2019, meaning approximately 7 years have already been consumed. Roughly 92 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~82 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates NORMANTON PARK across multiple dimensions.

What Residents Say

“We moved from a 3-room HDB in Queenstown. The size upgrade alone was worth it — our 3-bedder here is nearly double the floor area. The 150m pool and basketball court are the real everyday luxuries.”

— Resident review on EdgeProp, 2024

“Location is great if you work at one-north or Science Park — I literally walk to work in 8 minutes. But if your commute is to the CBD by MRT, factor in the 15-minute walk to Kent Ridge station. It adds up.”

— Resident review on PropertyGuru, 2025

“The spacing between blocks is the real selling point. We’re in Block 45 and can’t see into any other unit. Privacy like this is almost impossible to find in a mega-condo.”

— Resident review on 99.co, 2025

Strengths & Weaknesses

Verdict

Normanton Park occupies an unusual position in District 5’s landscape: a mega-development with resort-scale facilities, priced in the low $2,000s psf, sitting beside Singapore’s most important innovation cluster. For professionals working at one-north, Biopolis, or the Science Park, no other development offers comparable proximity with this level of lifestyle amenity.

The trade-offs are real, though. MRT access requires a 13-minute walk or bus ride, daily grocery runs need a car or delivery service, and the 99-year lease (92 years remaining) means long-term capital appreciation will eventually face lease decay headwinds. The sheer number of units — 1,862 — also means resale competition is fierce, particularly for smaller unit types where investor saturation is highest.

At its current average of ~$2,029 psf, Normanton Park offers a meaningful discount to newer launches like Elta ($2,557 psf) while delivering significantly more space per dollar. For families who drive and value space, facilities, and proximity to the southern knowledge corridor, it represents one of the strongest value propositions in D5. Investors should note the rental yield of ~2.9% — solid for the segment, supported by the steady expat and professional tenant pool drawn to one-north.