Normanton Park

Eric gave the location a score of 4.5/10, acknowledging its proximity to the Bona Vista area but noting its lack of a nearby MRT and 'out of nowhere' feel with mostly trees.

Dennis describes the project as not near an MRT, with Kent Ridge MRT being 1.3km away, but emphasizes its proximity to nature, Kent Ridge Park, and a two-year shuttle bus service to two MRT stations.

Eric considers the estimated launch price of 1700+ psf to be expensive, especially compared to nearby resale projects like Interlaced at 1300 psf.

Dennis considers the pricing attractive, particularly for 1-bedroom units starting from around 7xxk, making it an accessible entry point for a new launch with extensive greenery and facilities.

Eric criticizes the high proportion of 1-bedroom units, viewing it as a developer strategy to maximize profit, and advises against buying strata terrace houses or 5-bedroom units as poor investments.

Dennis notes the majority of units are 1- and 2-bedrooms, catering to investors, and highlights the inclusion of 22 strata houses and 8 commercial/retail shops within the large development.

Eric questions the buyer demographic for the project, stating he only sees trees and no people living there, making it difficult to find comparisons for an exit strategy.

Dennis identifies a strong tenant pool from nearby institutions like NUS, Science Park, NUH, Alexandra Hospital, and One-North, despite the lack of primary schools within a 1km radius.

Eric highlights the potential for intense competition for facilities like BBQ pits due to the project's large size of 1,861 units.

Dennis praises the project's extensive facilities, including over 100 lifestyle features, a 150-meter pool, and two tennis courts, emphasizing the 80% landscaping and elevated design for better wind flow.

Eric implicitly suggests poor rental yield by questioning who would buy or rent units in such an 'out of nowhere' location with limited nearby population.

Dennis expects a strong rental yield due to the project's appeal as a new condo with facilities and its proximity to large tenant pools from NUS, Science Park, NUH, and One-North, attracting high-profile tenants.

Eric predicts that buyers of this project, particularly those who purchase terrace houses or 5-bedroom units, 'won't make money,' indicating a negative outlook on capital appreciation.

Dennis projects strong capital appreciation driven by future land price increases in the vicinity, the project's first-mover advantage in a developing area, and the long-term impact of the Greater Southern Waterfront City.

Eric dismisses significant district growth potential by characterizing the location as 'out of nowhere' and lacking comparable projects for future valuation benchmarks.

Dennis highlights significant district growth potential through URA master plans, future designated new roads, the One-North extension, and conversion of nearby forest areas into residential zones.

Eric does not discuss future transformation plans, and his overall negative assessment implies a lack of perceived long-term upside for the project's surroundings.

Dennis foresees substantial future transformation from the long-term development of the Greater Southern Waterfront City (post-2030) and the conversion of adjacent forest land into new residential projects.

Eric explicitly states that it is 'super difficult to exit' for this project, especially for strata landed units, and internally 'difficult to resell now,' giving it a very low score.

Dennis is confident in the exit strategy, citing the project's 'brand name' as the largest in the west and sustained demand for 1- and 2-bedroom units from Singapore's open society and expat population, despite initial TOP competition.