Park Nova Singapore: Freehold Luxury Condo at Tomlinson Road, District 10
There’s a short list of luxury condos for sale in Singapore where the architecture alone justifies the visit. Park Nova is on that list. Sitting at 18 Tomlinson Road in District 10, it’s a 54-unit freehold tower that was designed by a London firm, backed by a Hong Kong developer with six decades in luxury hospitality, and built on one of the rarest land parcels in the Orchard corridor.
Park Nova: The Key Facts First
Park Nova is a completed freehold condo at 18 Tomlinson Road, Singapore 247858, in prime District 10. Developer is Shun Tak Cuscaden Residential Pte Ltd, the Singapore arm of Hong Kong-listed Shun Tak Holdings. The building was designed by PLP Architecture out of London, with P&T Architects handling local collaboration. TOP came in 2024.
The site sits at the junction of Tomlinson Road and Orchard Boulevard — 43,356 sq ft of garden land that’s been elevated 17 metres above street level. Which means the lowest residential floor sits above the tree canopy along the boulevard. That’s not a small detail.
Detail | Information |
Address | 18 Tomlinson Road, Singapore 247858 |
District | D10 – Tanglin / Orchard |
Tenure | Freehold |
Developer | Shun Tak Holdings (Shun Tak Cuscaden Residential) |
Architect | PLP Architecture (London) / P&T Architects (Singapore) |
Total Units | 54 |
Storeys | 20 residential floors |
Unit Types | 2-Bed+Study, 3-Bed+Study, 4-Bed, Duplex Penthouses |
Site Area | 43,356 sq ft |
TOP | 2024 |
Nearest MRT | Orchard Boulevard MRT (TE13) – 1 min walk |
Why Park Nova Looks the Way It Does
Most condo towers in Singapore follow a fairly predictable pattern. Rectangular floor plates, uniform balconies, a lobby with some marble, and call it luxury. Park Nova doesn’t do that.
PLP Architecture — founded in 2009, active across 43 countries — took a different starting point. They looked back at the site’s own history. This part of Singapore was plantation land in the 19th century, loaded with orchards of pepper, nutmeg, and fruit. That landscape shaped the neighbourhood’s identity long before Orchard Road existed. PLP brought that history into the building’s DNA.
Butterfly Wings, But Make It Structural
The floor plates at Park Nova are gently curved — not as a stylistic flourish, but as a functional response to the site. Three distinct wings spread outward from the building’s core, each facing toward a specific viewing corridor identified during the design brief. The curve echoes the outline of butterfly wings, which is where the description comes from, though the actual reason is airflow and orientation rather than aesthetics.
The whole tower sits on slender columns, lifted above the surrounding tree canopy. Air and light move through an open central core. Balconies on upper floors shade the ones below them, cutting heat load without blocking the view. Each unit’s balcony is screened from the units above and below — so you get the outdoor space with actual privacy.
This isn’t decorative biophilic design. The building’s cross-ventilation is engineered to function without air-conditioning if residents prefer it that way.
The structural team behind all this: P&T Engineers, J. Roger Preston for MEP, Arcadis as quantity surveyor, ICN Design International for landscape, Light Collab for lighting, Arup on acoustics. China Construction Realty built it.
What Biophilic Design Actually Means Here
The word “biophilic” gets used loosely in property marketing. At Park Nova it has a specific meaning backed by specific decisions.
Plants weren’t selected from a generic catalogue. ICN International chose each variety based on that unit’s balcony orientation — sun exposure, airflow, humidity. Those plants were grown off-site in a nursery before installation. The vertical gardens running up the building’s exterior are living systems, not decoration.
PLP founder Lee Polisano described the arrival experience as “a transition from city to sanctuary, where landscape, architecture and privacy come together from the very first moment.” That might sound like marketing language but walk into the ground floor lobby and the description holds.
Park Nova Pricing: What Units Have Sold For
When Park Nova launched, the three penthouses went first. They sold in a range from S$17.18 million (S$5,320 psf) to S$34.44 million (S$5,838 psf). The project reached approximately 76% sold with an average transacted price of around S$4,941 psf across all units.
For the residential floors:
- 2-Bedroom + Study: from approximately S$9.76 million
- 4-Bedroom: from approximately S$13.99 million (final unit pricing)
- Monthly rental range: S$5,400 to S$30,000
Park Nova’s PSF sits in the S$4,000 to S$5,800+ range — a bracket that includes only a handful of Singapore developments.
The Singapore Property Price Index on SG Luxury Condo gives a clear picture of how prime district pricing has tracked over time. And if you want a more forward-looking view, our PSF prediction model for 2025-2026 launch prices gives useful context for where this segment is heading.
Freehold on a Rare Site
The Park Nova site came via en-bloc at S$2,910 psf ppr — a national record at the time. That number alone tells you how the market values this specific location. Freehold land at this corner of the Tomlinson-Orchard Boulevard corridor doesn’t come up. When it does, it goes fast and at premium pricing.
Supply in this particular pocket of District 10 is genuinely limited. Adding 54 freehold units to this micro-market doesn’t move the supply needle — it adds a single boutique asset that will likely appreciate in the same way similar boutique freehold product in the Ardmore-Nassim belt has over the past two decades.
ABSD at Park Nova’s Price Point
Given that entry-level units start above S$9 million, ABSD needs to be the first calculation, not the last.
Singaporeans buying a second property face 20% ABSD. At this price level that’s a significant number.
Permanent Residents pay 30% ABSD beyond their first property.
Foreign buyers are looking at 60% ABSD under current rules — a number that substantially changes the acquisition cost math. Full details and any applicable exemptions are in our updated ABSD rate guide.
Rental Income Potential
Monthly rentals at Park Nova run from S$5,400 to S$30,000 depending on unit size and floor. The Orchard-Tomlinson corridor attracts senior expat executives, diplomatic families, and high-net-worth individuals who specifically want this address. These aren’t tenants who bounce between rentals every 12 months — they tend to stay, which keeps void periods low.
The hospitality-style concierge and building quality also filter for longer-term, higher-quality tenancy. That’s harder to quantify but real when you’re managing a multi-million dollar asset.
Running Your Mortgage Affordability
At Park Nova’s price points, mortgage structuring needs to be done carefully before any commitment. Our Mortgage Affordability and monthly bank payment let you model your actual obligations across different loan amounts and rate scenarios before you’re sitting across from a banker.
Park Nova vs Other District 10 Luxury Condos
Development | Tenure | Units | Approx. PSF | What Sets It Apart |
Park Nova | Freehold | 54 | S$4,000 – S$5,838 | Butterfly design, biophilic vertical garden, Shun Tak hospitality model |
One Draycott | Freehold | 64 | S$2,751 – S$3,576 | Private lift every unit, bespoke art, Ardmore enclave |
Klimt Cairnhill | Freehold | 138 | S$3,300 – S$4,200 | Cairnhill Road, larger unit count |
Les Maisons Nassim | Freehold | 14 | S$4,900+ | Ultra-boutique, Nassim Road |
Park Nova competes with Les Maisons Nassim at the ultra-boutique freehold end of District 10. What distinguishes it from everything else in that comparison is the architecture — the butterfly floor plates and biophilic vertical garden are genuinely unique in Singapore’s residential market, not a variation on something that exists elsewhere.
Who Should Seriously Consider Park Nova?
Not everyone. And that’s fine — it’s a 54-unit building, not a mass-market launch.
Park Nova makes most sense for:
- Ultra-high-net-worth buyers who want a genuine freehold collectible in Singapore’s most prestigious residential corridor, not just a premium-priced apartment
- Senior expats and diplomatic families on long-term Singapore postings who want a private, full-service living environment rather than a standard condo experience
- Investors targeting the top tier of Singapore’s expat rental market where quality tenants stay longer and pay more
- Design-driven buyers who understand the difference between Park Nova’s level of architectural specification and what passes for luxury in most Singapore condos
- Buyers making their first move into prime district property who want to enter at the genuine top of the market
Bottom Line on Park Nova
Singapore has a lot of buildings that call themselves luxury. Park Nova earns the description differently through the butterfly-wing floor plates, the vertical gardens that are actually alive and growing, the Vola copper fittings, the 25-metre pool in a real garden setting, and a sky terrace view on the 14th floor that most people don’t forget after seeing it.
Shun Tak brought hotel-grade thinking to a residential building. PLP Architecture brought a design approach that’s actually responsive to Singapore’s climate rather than fighting it. The result is something that’s genuinely hard to replicate, on a freehold site in one of the city’s most established prime corridors.
Frequently Asked Questions
18 Tomlinson Road, Singapore 247858, District 10. It’s at the intersection of Tomlinson Road and Orchard Boulevard — one minute’s walk from Orchard Boulevard MRT and about 10 minutes on foot to Orchard Road.
Yes. The site came via the en-bloc sale of the former Park House and carries permanent freehold title. No depreciating lease.
54 units across 20 residential floors. Three units per floor — one of each bedroom type. Deliberately small, deliberately private.
PLP Architecture in London handled the design — Park Nova is their first Singapore project. P&T Architects collaborated locally. Brewin Design Office did the interiors.
2-bedroom plus study (1,432 sq ft), 3-bedroom plus study (2,207 sq ft), 4-bedroom (2,895–2,906 sq ft), and two duplex penthouse configurations up to approximately 6,200 sq ft. Private lift to every unit.
The three penthouses sold between S$17.18 million and S$34.44 million at launch. The average transacted PSF across the project has been around S$4,941. Entry-level 2-bedroom plus study units start from approximately S$9.76 million.
It means plants are structurally integrated into the building — selected by landscape architects for each unit’s specific orientation and grown off-site before installation. The building’s central core is open to allow natural cross-ventilation. Overhanging balconies shade the units below. Residents can genuinely use natural airflow instead of air-conditioning if they prefer.
Orchard Boulevard MRT (TE13) on the Thomson-East Coast Line is a one-minute walk. Orchard MRT (NS22/TE14) is also nearby, and Newton MRT (DT11/NS21) is accessible via Scotts Road.
Shun Tak Cuscaden Residential Pte Ltd — Singapore subsidiary of Shun Tak Holdings, a Hong Kong-listed group with over 60 years across property, hospitality, and investments in Hong Kong, Macau, and China.
For the right buyer, yes — strongly. Freehold tenure on a genuinely scarce Tomlinson-Orchard Boulevard site, 54-unit boutique scale, award-winning architecture, and a developer with a hospitality management model built into the building. The main variable is ABSD at this price point, which needs to be calculated before anything else. The SG Luxury Condo team can help you work through those numbers.
What Tomlinson Road in District 10 Actually Offers
The Address
Tomlinson Road sits in the Orchard-Tanglin corridor, just off Orchard Boulevard. Embassies, Good Class Bungalow enclaves, and Singapore Botanic Gardens are close neighbours. Dempsey Hill is a short drive south.
It’s genuinely hard to find a location in Singapore that combines prestige, greenery, walkability to Orchard Road, and access to top medical facilities in this way. The SG Luxury Condo team has tracked prime district addresses for years — this corridor sits consistently at the top of what serious buyers target.
Getting Around From Park Nova
- Orchard Road — 10-minute walk
- Orchard Boulevard MRT (TE13) — 1-minute walk, Thomson-East Coast Line
- Orchard MRT (NS22/TE14) — nearby
- Newton MRT (DT11/NS21) — short drive or bus
- Singapore Botanic Gardens — around 7 minutes by car
- Gleneagles Hospital — a few minutes by car
- Camden Medical Centre — a few minutes by car
- CBD/Raffles Place — 10-minute drive
- Dempsey Hill — short drive with extensive dining options
CTE, PIE, and AYE are all easily reachable for drivers going further afield.
Shopping and Dining
ION Orchard, Tanglin Mall, Ngee Ann City, Paragon, Wheelock Place, Wisma Atria, and Forum The Shopping Mall are all walking distance or a very short drive. The Four Seasons and St Regis are in the immediate neighbourhood for fine dining without going far.
Dempsey Hill offers a completely different character — wine bars, independent restaurants, cafes, and art galleries spread across a leafy converted colonial estate. It’s the kind of neighbourhood variety that makes a difference to daily life over a longer hold period.
The kitchen proudly showcases Miele appliances, while the bathrooms exude elegance with Vola fittings in a hairline copper finish. Vola, a distinguished Danish brand associated with prestigious projects like Mandarin Oriental Hong Kong, Armani Hotel Dubai, and Intercontinental Mauritius, lends its expertise to Park Nova’s exceptional design. Turkish imported marble takes center stage in both the common areas and bathrooms, meticulously crafted into precise pieces before their journey to Singapore. Bedrooms are adorned with engineered timber, providing both timeless beauty and effortless maintenance.
Schools Near Park Nova
Local Schools:
- River Valley Primary School
- Anglo-Chinese School (Junior and Primary)
- Singapore Chinese Girls’ School
- Crescent Girls’ School
International Schools:
- ISS International School
- Invictus International School
- Ascencia International School
The school mix covers both the local and international systems — which matters for families who haven’t decided which route they’re taking, or who have children in both.
PARK NOVA SITE PLAN
Facilities at Park Nova
What’s available:
- 25-metre lap pool in the ground-level garden
- Heated jacuzzi, positioned deeper in the garden for privacy
- Garden pavilion — a covered outdoor space within the landscaping
- Sky terrace on the 14th floor with 360-degree city views
- Gymnasium
- Sky lounge for private gatherings
- 54 carpark lots plus 3 electronic parking lots
- Hospitality-style concierge service, 24-hour
The sky terrace on the 14th floor deserves mention on its own. Singapore’s skyline from that height, in that location, is the kind of view that’s hard to describe on a spec sheet — sunrise over the city in one direction, greenery toward the Botanic Gardens in the other.
The concierge model is drawn directly from Shun Tak’s hotel operations. It’s not a reception desk that takes packages. It’s a managed service that handles residents’ needs the way a good hotel handles its guests.
Interiors and Finishes: The Details That Matter
Brewin Design Office, a Singapore-based interior design firm, handled the interior specification. The brief was clear: quality without noise.
What each unit includes:
- Miele appliances throughout the kitchen
- Vola bathroom fittings in hairline copper finish — Vola is the Danish brand behind bathrooms at the Mandarin Oriental Hong Kong, Armani Hotel Dubai, and Intercontinental Mauritius
- Turkish imported marble in common areas and bathrooms, cut to precise dimensions before shipping to Singapore
- Engineered timber flooring in bedrooms
- Private lift lobby to every unit
The Vola fittings in copper are the detail that sticks with most people who do a viewing. It’s a specific, considered choice — not a generic luxury finish — and it sets the tone for the rest of the specification.
LAP POOL AND SKY TERRACE
At the heart of Park Nova’s serene garden, lies a 25-meter lap pool, inviting residents to indulge in tranquility, relaxation, and overall well-being just steps away from their homes. Discover the Sky Terrace on the 14th floor of Park Nova, offering sweeping vistas of Singapore’s awe-inspiring skyline. From captivating sunrise views to the enchanting city lights at night, immerse yourself in the breathtaking beauty of the metropolis, all from the comfort and luxury of your own home.
For unit viewing, please contact us in the link below
Check out what our client say about us.
Unit Types and Floor Plans at Park Nova
Fifty-four units. Five configurations. Three units per floor. That’s it.
- 2-Bedroom + Study — 1,432 sq ft
- 3-Bedroom + Study — 2,207 sq ft
- 4-Bedroom — 2,895 to 2,906 sq ft
- 4-Bedroom + Study Duplex Penthouse — 3,300 to 4,600 sq ft (2 units)
- 5-Bedroom + Study Duplex Penthouse — approximately 6,200 sq ft (1 unit)
Every unit, regardless of type, gets a private lift lobby.
2 Bedroom + Study
3 Bedroom
3 Bedroom + Study
4 Bedroom
Junior Penthouse
Junior Penthouse
What You're Actually Getting
The 2-bedroom plus study at 1,432 sq ft is large for its bedroom count by Singapore standards. There’s proper separation between living and sleeping areas, a usable balcony, and a kitchen that fits full-size Miele appliances rather than compact alternatives.
The 3-bedroom plus study at 2,207 sq ft gives you comfortable family space not just a bigger number on the brochure. The 4-bedroom units at close to 2,906 sq ft have room that genuinely functions: a proper dining area, separate living space, bedrooms with room for furniture, and balconies large enough to actually use.
Expansive glass doors open the living areas directly to the landscaped terraces. Floor-to-ceiling windows are standard throughout. The layouts are designed around natural light and airflow which you notice immediately on a viewing, particularly in units that get the morning breeze off Orchard Boulevard. Before any serious viewing, going through how to read a floor plan properly will help you ask the right questions about what the numbers actually mean in liveable terms.
Shun Tak Holdings
Shun Tak Holdings is a Hong Kong-listed group that’s been in business since the 1960s. Property, hospitality, transportation, investments — their portfolio runs across Hong Kong, Macau, and mainland China. Park Nova is their flagship Singapore entry.
Before Park Nova, Shun Tak’s Singapore presence included the 111 Somerset commercial building and No. 9 Cuscaden, a planned five-star hotel. The land purchase for Park Nova — the en-bloc acquisition of the former Park House — came in at S$375.5 million, or S$2,910 per square foot per plot ratio. That was a national record at the time.
Spending that on land signals a clear expectation for what goes on top of it. The architecture, finishes, and concierge model at Park Nova are consistent with that expectation.