Clavon

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.

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.

Pricing & Market Position

Across 332 recorded transactions (all-time), sale prices range from $980,000 to $3,860,000, averaging $2,022,554.

Over the last 12 months, transactions averaged $2,117 psf.

Rents range from $3,300 to $9,400 per month across 365 rental transactions. Current rental yield sits at approximately 2.6%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at CLAVON 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 32.5% (from $1,634 to $2,164 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.

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 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

Strengths & Weaknesses

Verdict

Clavon hits the sweet spot that has made UOL developments consistently strong performers in Singapore’s mass-market segment: reliable build quality, thoughtful layouts, and a location that speaks directly to the largest buyer demographic—families with school-age children. The education belt address ensures a deep pool of both owner-occupier demand and tenant interest from NUS faculty, hospital staff, and one-north professionals, underpinning both resale liquidity and rental sustainability.

At $2,101 average PSF, Clavon is no longer the value play it was at launch ($1,696 psf). The 24% appreciation since initial sales reflects genuine demand rather than speculative froth, but new buyers must weigh whether further upside remains at current levels, particularly with the newer Elta ($2,557 psf) setting a higher price ceiling for the Clementi precinct. The 99-year lease from 2019 leaves 92 years remaining—comfortable for own-stay and compliant with most bank loan requirements, though it will begin to weigh on valuations within two decades as CPF usage restrictions tighten past the 80-year mark.

For families prioritising school proximity, western Singapore accessibility, and a brand-new UOL product at a sub-$2,200 PSF entry point, Clavon remains one of the strongest propositions in District 5. Investors seeking higher yields should note the 2.61% gross return, which is competitive for a 2024-TOP development. Buyers who do not need the education belt premium and are comfortable with a slightly older product should also consider Normanton Park ($1,864 psf), which offers a larger site, more extensive facilities, and a lower entry quantum.