What S$1.99 million buys you
You get three bedrooms, two bathrooms and a completed development where you can assess the actual home, outlook and surroundings. The asking price works out to about S$2,126 psf on its stated 936 sq ft. The development was completed in 2023; its 99-year lease began on 22 July 2019.
The current published listing states vacant possession. That gives own-stay buyers a home to consider alongside their move timeline, with the handover date to be agreed as part of the sale.
Put the homes on a clearer comparison basis
A simple PSF comparison can miss differences in how floor areas are measured. For this exercise, I apply a 10% area deduction to Normanton Park as my working assumption. Its model area becomes 842.4 sq ft and the comparison figure becomes about S$2,362 psf. The home’s registered area remains 936 sq ft. The 10% is my comparison assumption, rather than an official blanket deduction.
I then allow for the lease already used. On 13 November 2026, Normanton Park has about 91.69 years remaining. Using a simple remaining-years ratio, its area-adjusted figure becomes about S$2,499 psf on a 97-year basis or S$2,525 psf on a 98-year basis.
| Calculation at S$1.99m | Result |
|---|---|
| Price ÷ stated 936 sq ft | S$2,126 psf |
| Price ÷ model area of 842.4 sq ft | S$2,362 psf |
| Area-adjusted figure rebased to 97 years remaining | S$2,499 psf |
| Area-adjusted figure rebased to 98 years remaining | S$2,525 psf |
How it sits beside two nearby new-launch sales
The selected October 2026 new sales are a 95 sq m three-bedroom at Hudson Place Residences for S$2.586 million and a 91 sq m three-bedroom at Bloomsbury Residences for S$2.436 million. Their recorded prices work out to about S$2,529 psf and S$2,487 psf respectively, using the unrounded area conversions.
| Home | Area and price | PSF on own area | After GFA rebase | On the same lease |
|---|---|---|---|---|
| Normanton Park | 936 sq ft stated; S$1.99m asking, 13 Nov 2026 | S$2,126 | S$2,362 (my 10% area adjustment) | S$2,514 on Hudson's lease; S$2,486 on Bloomsbury's (Normanton has 91.7 years left) |
| Hudson Place Residences | 3-bedroom, 95 sq m, about 1,023 sq ft; S$2.586m, Oct 2026 new sale | S$2,529 | S$2,529 (already on the harmonised basis) | S$2,529 (about 97.6 years left) |
| Bloomsbury Residences | 3-bedroom, 91 sq m, about 980 sq ft; S$2.436m, Oct 2026 new sale | S$2,487 | S$2,487 (already on the harmonised basis) | S$2,487 (about 96.5 years left) |
Source: Private residential transactions (URA Data Service) (Urban Redevelopment Authority), October 2026 new sales. Extracted 4 Nov 2026.
GFA rebase: Normanton Park's stated 936 sq ft is reduced by my 10% working assumption to 842.4 sq ft; Hudson Place Residences and Bloomsbury Residences were launched under URA's harmonised floor-area rules, so their areas stay as stated. Same lease: Normanton's rebased figure × the new launch's lease left ÷ Normanton's 91.69 years, all on 13 November 2026. Reference PSFs from URA's square-metre areas at 10.7639104 sq ft per sq m, before rounding.
Reference PSFs use URA’s square-metre areas converted at 10.7639104 sq ft per sq m, before rounding. Both reference homes are larger on their stated areas.
Rebasing Normanton’s adjusted figure to Hudson’s remaining lease gives about S$2,514 psf, around 0.6% below that selected sale. On Bloomsbury’s remaining lease, it is about S$2,486 psf, effectively level with that reference.
For a buyer, the attractive part is the total purchase budget. Normanton’s S$1.99 million asking price is S$596,000 below the Hudson example and S$446,000 below the Bloomsbury example. Both reference homes are larger on their stated areas; these are selected historical sales, rather than quotations for units available today.
