Clavon
Clavon is a 640-unit mega-development at Clementi Avenue 1 in District 5 (Clementi/West Coast), completed in 2021 by UOL Group and United Industrial Corporation on a fresh 99-year leasehold from 2019. The twin 37-storey towers sit roughly 600 metres from Clementi MRT on the East-West Line, with the future Cross Island Line interchange and the Jurong Lake District master plan acting as the principal medium-term catalysts. UOL's brand pedigree and the lease-runway premium are the headline bull arguments, while the 640-unit absorption profile and Clementi's heavy concurrent supply pipeline (Parc Clematis, Whistler Grand, The Clement Canopy) are the binding downside constraints. Buyers running entry-price scenarios should pressure-test affordability using our affordability calculator before committing.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Clavon arrived in late 2020 into a Clementi sub-market that had already been reshaped by Parc Clematis (1,468 units) and Whistler Grand (716 units) in the preceding two years. The 2019 GLS tender attracted eight bids, with UOL-UIC's winning quantum reflecting genuine developer conviction on the Clementi-NUS-Jurong axis rather than opportunistic land-banking. At 640 units the project reads as 'mega' against the District 5 backdrop of mostly sub-500-unit projects, but is modest next to the two giants on its doorstep — a positioning that matters for both absorption math and exit liquidity.
The OCR pricing context is structural. Per URA Realis transaction data, OCR non-landed prices have compounded at a steady mid-single-digit pace since 2020, and Clavon's resale trajectory has tracked that index closely without meaningful outperformance. Launch median was approximately S$1,640 psf; sub-sale and resale activity from 2023 onwards has clustered in the S$1,950–S$2,200 psf band, putting the project in the upper quartile of District 5 condo pricing. Visualise the surrounding transaction density on our price heatmap to see how Clementi's postal sector compares against neighbouring OCR clusters.
Overview & Key Facts
Clavon is a 640-unit condominium at 4–8 Clementi Avenue 1, developed by United Venture Development (Clementi 1)—a joint venture between UOL Group and UIC Homes, the same pairing that delivered the award-winning Clement Canopy two plots away. Completed in Q3 2024 with a 99-year lease from 2019, the development comprises twin 37-storey towers rising from a landscaped podium that terraces down a gentle slope, offering lower-floor units pool views and upper-floor units panoramic vistas stretching from the Southern Ridges to the sea.
UOL’s reputation for build quality and thoughtful design is well established in Singapore’s development landscape, with accolades including the FIABCI Prix d’Excellence Award and the President’s Design Award. At Clavon, that pedigree manifests in details like work-from-home pods with charging points scattered through the common areas, UV-sanitised elevators, and a mobile-app-based facility booking system—post-pandemic features that many older developments lack. Roughly 70% of the 640 units were taken up on launch weekend, and the development is now fully sold.
At an average PSF of $2,101, Clavon trades at a premium over immediate neighbours Normanton Park ($1,864) and Parc Clematis ($1,880), justified by its newer TOP, UOL finish quality, and arguably the strongest education-belt address in Singapore’s western region. Its PSF trajectory from $1,696 at launch to $2,224 in recent transactions reflects steady appreciation driven by the Clementi precinct’s enduring appeal to families and NUS-linked tenants.
Location & Connectivity
Clementi Avenue 1 places Clavon squarely within what property agents call Singapore’s “education belt”—and the label is not marketing hyperbole. The National University of Singapore main campus is directly across Clementi Road, NUS High School of Mathematics and Science is 650 metres away, and Nan Hua Primary and High School sit opposite the development. Add Anglo-Chinese School (Independent) at 1.05 km, United World College of South East Asia, Singapore Polytechnic, and INSEAD’s Asia campus, and few addresses in Singapore can match this concentration of educational institutions from primary through postgraduate level.
Clementi MRT (EW23) on the East-West Line is approximately 760 metres away—a 10-minute walk via Clementi Avenue 1. The route is partially sheltered once you enter the Clementi Central precinct, and Clementi Mall sits adjacent to the station, combining daily errands with the commute. When Clementi Peaks HDB precinct next door completes, a shortcut through the estate could reduce the walk to around 8–9 minutes. Dover MRT is a secondary option at 1.33 km.
For daily amenities, Clementi Mall and the adjacent Clementi Central Market and Food Centre handle groceries and hawker dining. Residents with cars have JEM, Westgate, IMM, and the Star Vista all within a five-to-ten-minute drive. The AYE entrance is close, making CBD commutes by car straightforward outside peak hours, while Buona Vista interchange (Circle and Downtown lines) is two MRT stops east for cross-island journeys.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| NUS High School of Mathematics and Science | jc | Within 1 km |
| Kent Ridge Secondary School | secondary | Within 1 km |
| Clementi Primary School | primary | Within 1 km |
| Clementi Town Secondary School | secondary | Within 1 km |
| Anglo-Chinese School (Independent) | secondary | ~1.1 km |
| Pei Tong Primary School | primary | ~1.2 km |
| Singapore Polytechnic | tertiary | ~1.2 km |
| Nan Hua Primary School | primary | ~1.6 km |
Facilities
Clavon’s facilities are distributed across a two-tier landscaped deck that uses the site’s natural slope to create distinct zones. The upper tier emphasises tranquility—a reading pavilion, yoga deck, and intimate garden pockets designed for small groups—while the lower tier houses the 50-metre lap pool, children’s wading pool, playground, and BBQ pavilions equipped with modern grilling stations. A gymnasium, function rooms, and the work pods occupy the podium level, and the development includes a childcare centre on site—a practical inclusion for a family-oriented project with 640 units. Facility and visitor bookings run through a dedicated mobile app, and the developer has installed rental bicycles for residents to use within the precinct.
“The work pods were a pleasant surprise—proper desks with power outlets and USB charging, air-conditioned, and usually available during weekday mornings. For anyone doing hybrid work, it’s like having a co-working space inside your condo without the membership fee.”
— Clavon resident, two-bedroom owner, working from home three days a week
Unit Sizes & Layout
Clavon offers a wide unit mix spanning one-bedroom-plus-study (527 sq ft) to five-bedroom (1,507 sq ft), a breadth that distinguishes it from the narrower ranges of its Clementi neighbours. UOL’s two-bedroom layouts at 764 sq ft have been praised in independent reviews as among the most efficient in their class, with a dumbbell configuration that separates the bedrooms and delivers a genuine sense of privacy for two occupants. South-facing stacks overlook the pool and facilities deck, offering more visual interest than the north-facing units which look toward the highway—though higher-floor north units gain unblocked long-range views toward Bukit Timah.
Finishes are characteristic UOL: engineered timber flooring, Hansgrohe bathroom fixtures, and a kitchen package that includes branded hob and hood. Smart home provisions come standard—digital door locks, smart mirrors, and pre-wired air-conditioning controls. Ceiling heights are a standard 2.8 metres, adequate but not exceptional. The five-bedroom unit at 1,507 sq ft is the only layout offering a truly spacious family format, and its scarcity (limited stacks) has made it the hardest to find on the resale market.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 46 | $2,003 | $1,220,713 |
| 2 BR | 67 | $2,034 | $1,554,513 |
| 3 BR | 107 | $1,847 | $2,070,819 |
| 4 BR | 106 | $1,717 | $2,641,793 |
Pricing & Market Position
Based on 326 recorded transactions, sale prices range from $980,000 to $3,860,000, averaging $2,030,407 (~$2,108 psf).
Rents range from $3,300 to $9,400 per month across 347 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 32.7% (from $1,634 to $2,168 psf).
Neighbourhood Comparison
Clavon’s immediate competitors in the Clementi precinct form a clear pricing ladder. Normanton Park ($1,864 psf, 99-year from 2017) offers a mega-development with 1,862 units, extensive resort-style facilities, and a lower PSF—but its scale means more crowded pools and longer elevator waits, and its 99-year lease is two years older. Parc Clematis ($1,880 psf, 99-year from 2018) is a similarly large 1,468-unit development competing on unit variety rather than boutique appeal. Elta ($2,557 psf), the newest Clementi entrant, prices at a 22% premium over Clavon and targets buyers willing to pay for latest-generation design at a higher PSF ceiling. Faber Residence ($2,154 psf) trades at a similar level but with a smaller unit count and less comprehensive facilities.
Clavon’s positioning as a mid-scale UOL product with 640 units strikes a balance between the mega-development anonymity of Normanton Park and the premium pricing of Elta. For buyers who value developer reputation, reasonable unit density, and the Clementi education belt at a PSF below $2,200, it remains the reference point against which newer launches must justify their premiums.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| CLAVON | 99 yrs lease commencing from 2019 | 2021 | 640 | $2,108 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,842 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,888 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,158 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~92 years | Full bank financing available |
| 2049 | ~69 years | CPF usage still unrestricted for most buyers |
| 2058 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2078 | ~39 years | Significant financing restrictions for next buyer |
| 2118 | Expiry | Lease reverts to state |
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 CLAVON across multiple dimensions.
What Residents Say
“We picked Clavon specifically for the 1 km proximity to Nan Hua Primary. Our eldest got Phase 2C priority and we avoided the ballot entirely. The walk to Clementi MRT is fine on dry days but we drive when it rains—the sheltered coverage only starts at Clementi Central.”
— Singaporean family of four, three-bedroom unit, floor 15
“Build quality is genuinely a cut above the other OCR projects we toured. Doors feel solid, the timber flooring has held up well after six months, and the common area landscaping is lush. UOL doesn’t cut corners the way some developers do at this price point.”
— First-time buyer couple, two-bedroom unit since TOP 2024
“The MRT walk is the one trade-off. Ten minutes is manageable but it’s not the ‘next to MRT’ convenience that Clement Canopy owners had with their bus connections. If UOL had built a covered walkway to the MRT, this condo would be close to perfect for the price.”
— PR tenant, NUS researcher, renting a one-bedroom-plus-study
- Developer pedigree. UOL Group and United Industrial Corporation are both mainboard-listed with multi-decade residential track records — finish quality, build standard and after-handover service tend to hold up better than developer-debutant projects in the same price band.
- Fresh 99-year lease from 2019. 96 years of runway as of 2026, comfortably above CPF/bank financing thresholds and well clear of the 60-year SSD-sensitive zone. Stress-test long-hold scenarios with the lease decay calculator.
- Clementi MRT proximity. Roughly 600m walk to the East-West Line station, putting Raffles Place at 25 minutes and Tuas Link at 35. The forthcoming CRL interchange (post-2032) adds a north-south spine that meaningfully expands the catchment.
- JLD optionality. The Jurong Lake District master plan is targeting a 25-minute commute corridor with substantial commercial floor area — a structural rental-demand tailwind for the West Coast/Clementi axis.
- NUS-anchored rental pool. National University of Singapore and Singapore Polytechnic within 2km generate steady tenant flow for 1- and 2-bedroom stacks; model your specific stack with the rental yield calculator.
- Schools. Nan Hua Primary and Pei Tong Primary within 1km, with NUS High School and ACS Independent in the wider catchment.
- Absorption profile. 640 units is mid-sized, but the Clementi sub-market has been absorbing Parc Clematis, Whistler Grand and Clement Canopy units concurrently. Sustained quarterly volume above 40 transactions in the postal sector tends to compress price discovery — check current density on our price heatmap.
- Clementi supply pipeline. The 2024–2026 GLS pipeline includes additional Clementi/West Coast sites. New launches at fresh 99-year leases will benchmark against Clavon and could pressure resale spreads.
- OCR yield ceiling. OCR rental ceilings have historically capped in the 3.5–3.8% gross range without meaningful expansion even in tight rental cycles. Buyers underwriting 4%+ gross yields should revisit the math; observed 2- and 3-bedroom yields at Clavon have trended in the 3.0–3.6% band.
- Brand-premium debate. Clavon's modest premium versus Parc Clematis is brand-driven rather than fundamentals-driven, which means it is exposed to sentiment shifts — if a future UOL launch disappoints, the spillover is non-zero.
- Financing sensitivity. At S$2,000+ psf, larger 3- and 4-bedroom stacks push into TDSR-binding territory for many household profiles. Use the mortgage calculator and cash flow calculator to test rate-shock scenarios before locking in.
- Stack-specific yield compression. NUS-driven demand favours smaller units, so 3- and 4-bedroom yield compression is real and should be modelled separately from the project headline yield.
Clavon suits two distinct buyer profiles. For owner-occupiers prioritising MRT access, school proximity (NUS, Singapore Polytechnic, Nan Hua Primary, Pei Tong Primary), and a defensible developer brand at OCR pricing, the project screens well — the lease runway is fresh, the finish quality reflects UOL's standard, and the location strikes a credible balance between heartland convenience and the maturing Jurong corridor. For investors, the picture is more nuanced: NUS-driven rental demand is real but caps at the 3.0–3.6% gross range, the 640-unit absorption profile is manageable but not negligible, and the upside thesis depends meaningfully on the JLD and CRL catalysts materialising on schedule.
Run a side-by-side against your shortlist using our comparison tool — the most instructive triangle is Parc Clematis (direct neighbour, larger pool), Normanton Park (Kent Ridge, closer to NUS), and Whistler Grand (West Coast Vale, inferior MRT). Upgraders coming from HDB resale in Clementi or West Coast should model the gap-financing requirement carefully; the step from a 4-room resale to a 3-bedroom Clavon unit is significant, and the mortgage calculator is the right starting point.
Clavon is a structurally sound OCR mid-mega-development with a credible UOL-UIC pedigree, a fresh 99-year lease from 2019, and two real medium-term catalysts — the Jurong Lake District master plan and the Cross Island Line interchange at Clementi. The pricing premium versus Whistler Grand is data-supported by MRT proximity; the premium versus Parc Clematis is brand-driven and more debatable. Bull case rests on developer pedigree, lease runway and JLD/CRL upside; bear case rests on the Clementi supply pipeline, absorption math across the broader sub-market, and the structural OCR yield ceiling that caps the rental thesis at 3.5–3.8% gross.
For owner-occupier families with a 7-10 year horizon, Clavon delivers genuine value-per-dollar against the Clementi alternatives. For investors, the project is a respectable hold rather than a structural outperformer — underwrite the yield realistically and treat the JLD/CRL catalysts as optionality rather than the base case.