The Clement Canopy
At S$1,993 per square foot and rising every year since TOP, The Clement Canopy has quietly become one of the most consistent performers in District 5 — yet most buyers still treat it as a second-tier pick because Clementi MRT is 900m away (as of 2026-05). That single metric undersells the story. The real calculus for this development is its position at the edge of one-north, Singapore’s 200-hectare knowledge economy precinct housing 50,000 workers across Biopolis, Fusionopolis, and Mediapolis — and the fact that a growing share of those workers want a 505-unit private address within a 10-minute cycle or short bus ride of their desk.
This is not the loudest condo in its postcode. Parc Clematis gets the headlines, Blossoms by the Park gets the tech-worker Instagram plays, and The TriLinq gets the Nan Hua Primary School ballot press. The Clement Canopy, by contrast, earns its 89% profit win rate (as of 2026-Q1) through a quieter kind of durability: a well-differentiated 50m tree-top swimming pool, sensibly sized units, and a lease clock young enough that decay is not yet a factor in any buyer’s five-year hold.
Overview & Key Facts
The Clement Canopy is a 505-unit condominium on Clementi Avenue 1 in District 5, developed jointly by UOL Group and Singapore Land Group — two of Singapore’s most established developers with a well-documented track record for build quality and thoughtful design. Completed around 2019 on a 99-year lease commencing from 2016, the development occupies a relatively quiet stretch of Clementi that sits squarely in one of Singapore’s most education-dense corridors: NUS, NUS High School of Mathematics and Science, ACS (Independent), Singapore Polytechnic, and Clementi Primary School are all within roughly a kilometre.
At 505 units, The Clement Canopy is modest in scale compared to the mega-developments that have since reshaped the Clementi landscape — Normanton Park (1,862 units) and Parc Clematis (1,468 units) both dwarf it. That smaller footprint translates into a more intimate living environment with less crowding at the pool and gym, and a community that skews toward owner-occupiers and long-term tenants rather than transient investors. The UOL/SingLand pedigree is evident in the finishing: clean lines, well-proportioned common areas, and landscaping that has matured nicely in the seven years since completion.
The rental profile tells an interesting story. With 609 recorded rental transactions and a median rent of $4,200, The Clement Canopy draws a steady stream of tenants from the NUS ecosystem — visiting faculty, research fellows, and postgraduate students — as well as expat professionals working in the One-North and Science Park clusters nearby. That institutional demand provides a rental floor that is somewhat more resilient than condos relying purely on the open market. The trailing 12-month average PSF of $1,981 reflects steady appreciation from $1,731 to $1,983 over the measured period, a gain of roughly 14.6%.
Location & Connectivity
The Clement Canopy’s address on Clementi Avenue 1 places it in a location that is defined by education and research rather than retail or nightlife. NUS High School of Mathematics and Science is just 460 metres away, Kent Ridge Secondary School is 520 metres, and ACS (Independent) is within 890 metres. Singapore Polytechnic and Clementi Primary are both reachable in about a kilometre. For families with school-going children, particularly those targeting the elite schools in this belt, the locational advantage is tangible and difficult to replicate elsewhere.
Clementi MRT (East-West Line) is approximately 1.0 km away, with Dover MRT (East-West Line) at 1.25 km. On paper, both are technically walkable; in practice, a 12–15 minute walk in Singapore’s heat and humidity means most residents take the bus or drive. Bus connectivity along Clementi Avenue 1 and Commonwealth Avenue West is decent, with services running to Clementi MRT interchange and onwards to the city. For drivers, the Ayer Rajah Expressway (AYE) is easily accessible, putting the CBD roughly 15–20 minutes away during off-peak hours.
Daily amenities centre on Clementi Town Centre, which offers Clementi Mall (with a FairPrice Finest, Uniqlo, and food court), a wet market and hawker centre, and the Clementi Public Library. It is roughly a 5-minute drive or a short bus ride away. For more extensive shopping, Jurong East’s retail cluster — JEM, Westgate, and IMM — is two MRT stops away. The NUS campus itself provides additional dining options at its various canteens and cafes, which are accessible to the public.
The surrounding area benefits from proximity to Clementi Forest and the NUS campus greenery, lending a sense of space and nature that denser urban nodes lack. However, the immediate streetscape along Clementi Avenue 1 is not particularly pedestrian-friendly, and the walkability score of 43/100 accurately reflects the reality that a car or regular bus use significantly improves quality of life here.
Schools & Education
| School | Type | Distance |
|---|---|---|
| NUS High School of Mathematics and Science | jc | Within 1 km |
| Kent Ridge Secondary School | secondary | Within 1 km |
| Anglo-Chinese School (Independent) | secondary | Within 1 km |
| Clementi Primary School | primary | ~1.1 km |
| Clementi Town Secondary School | secondary | ~1.1 km |
| Singapore Polytechnic | tertiary | ~1.1 km |
| Pei Tong Primary School | primary | ~1.4 km |
| United World College of South East Asia (Dover) | international | ~1.4 km |
Facilities
For a 505-unit development, The Clement Canopy offers a well-curated set of facilities that reflects the UOL/SingLand approach — quality over quantity, with an emphasis on usability rather than flashy feature counts. The centrepiece is a 50-metre lap pool, complemented by a children’s wading pool, a jacuzzi, and pool-side lounging areas set within mature landscaping that has filled out nicely since the 2019 completion. A fully equipped gymnasium, tennis court, BBQ pavilions, function rooms, and a children’s playground round out the communal offerings. The clubhouse is tastefully finished and sees regular use for resident gatherings.
The landscaping deserves particular mention. UOL developments are known for generous planting and well-maintained grounds, and The Clement Canopy is no exception. Seven years after completion, the trees and greenery have matured to create genuine shade and privacy between blocks — a meaningful quality-of-life detail that newer developments cannot yet offer. The development’s name is apt: the canopy-like landscaping creates a leafy, sheltered environment that softens the tropical heat.
“The pool is never crowded — one of the real benefits of a smaller development. On weekday mornings you can swim laps in peace. The grounds are beautifully maintained and the trees have really grown in.”
— Owner-occupier via PropertyGuru
Unit Sizes & Layout
The Clement Canopy offers a mix of 1-bedroom to 4-bedroom configurations across its 505 units. The layout efficiency is characteristic of the UOL/SingLand approach — regular room shapes, functional kitchens, and minimal wasted corridor space. The 2-bedroom units (around 700–750 sqft) are particularly well-suited to the tenant demographic, offering enough space for a couple or small family without the maintenance burden of a larger unit. The 3-bedroom layouts (approximately 1,000–1,100 sqft) appeal to owner-occupier families, with bedrooms that can comfortably fit queen-sized beds and a living-dining area that does not require creative furniture solutions.
Interior finishes reflect the developer’s mid-to-upper market positioning. Branded fittings from Hansgrohe, Duravit, and De Dietrich are standard — a cut above the typical mass-market specification. Flooring is timber-finish in bedrooms with porcelain tiles in common areas. Most units have a balcony that provides useful outdoor space for drying or a small herb garden, though the balcony sizes are not generous by older-development standards. North-facing stacks enjoy views toward the NUS campus and Clementi Forest, while higher-floor units on the south side overlook low-rise landed housing, offering a pleasant sense of openness.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 31 | $1,826 | $1,178,468 |
| 2 BR | 40 | $1,837 | $1,327,817 |
| 3 BR | 79 | $1,785 | $1,967,789 |
Pricing & Market Position
Based on 150 recorded transactions, sale prices range from $1,050,000 to $2,850,000, averaging $1,634,003 (~$1,994 psf).
Rents range from $2,000 to $8,600 per month across 621 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 21% (from $1,639 to $1,983 psf).
Neighbourhood Comparison
The competitive set in District 5 has grown significantly since The Clement Canopy launched. Normanton Park (~$1,865 psf, 1,862 units) is the elephant in the room — a massive development that offers newer finishes, a wider range of unit types, and proximity to Kent Ridge MRT. However, its sheer scale means more competition for facilities, higher turnover in the tenant pool, and a less intimate community feel. Parc Clematis (~$1,884 psf, 1,468 units) offers better Clementi MRT access and a generous land plot, but similarly trades intimacy for scale. ELTA (~$2,557 psf) represents the new-launch premium in the sub-market: a fresh 99-year lease and contemporary specifications at a roughly 29% psf premium over The Clement Canopy.
The Clement Canopy’s differentiators are its UOL/SingLand build quality, its mature landscaping (seven years of growth that newer developments cannot match), and its 505-unit intimacy. At $1,981 psf, it sits below both Normanton Park and Parc Clematis on a per-square-foot basis while offering a developer pedigree that arguably exceeds both. For buyers who have lived in large-scale developments and found them wanting, The Clement Canopy’s compact scale is not a limitation but a feature. The trade-off is that it lacks the retail components, co-working spaces, and extensive facilities lists that the mega-developments use as selling points.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE CLEMENT CANOPY | 99 yrs lease commencing from 2016 | — | 505 | $1,994 |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates THE CLEMENT CANOPY across multiple dimensions.
What Residents Say
“We moved here for the schools — NUS High and ACS(I) are both within walking distance. Seven years on, we have no regrets. The build quality has held up beautifully, the neighbours are lovely, and the pool is our weekend sanctuary.”
— Owner-occupier family via PropertyGuru
“I’m an NUS researcher and this is the perfect location for my work commute. The bus takes 10 minutes to campus. The development is quiet, well-maintained, and the 2-bedder is spacious enough for a couple. Only downside is you need to take a bus to get groceries.”
— Tenant via 99.co
“Compared to friends who live in Normanton Park and Parc Clematis, our place feels much more private and less crowded. You actually know your neighbours here. The trees have matured and it genuinely feels like living in a canopy.”
— Long-term resident via PropertyGuru
Consistent capital appreciation. Five years of uninterrupted median-PSF growth make The Clement Canopy an unusually reliable data point for the D5 leasehold segment: S$1,639 PSF average in 2021, S$1,731 in 2022, S$1,836 in 2023, S$1,894 in 2024, S$1,969 in 2025, and S$1,993 in the first months of 2026 (as of 2026-Q1, URA REALIS caveats). No year posted a decline. That compounding supports an 89% profit win rate across 151 caveat transactions recorded (as of 2026-Q1) — one of the stronger resale conversion rates in the district. The median profitable hold returned 4.11% gain, unlevered.
Signature tree-top pool and curated facilities. The development’s headline offering is a 50m lap pool elevated within a lush canopy-level landscape — a deliberate design differentiation that photographers and agents repeatedly cite as the reason the listing photographs outperform comparably priced competition. Satellite facilities include a gym, tennis court, BBQ pavilions, function rooms, and sky gardens. The facility-to-unit ratio is well above the D5 new-launch average, keeping lifestyle value high even as the lease ages.
Nature-adjacent urban living. Residents of south-facing and west-facing stacks face a green corridor toward Clementi Woods Park and the former Clementi Army Camp land (a significant land bank that URA has zoned for residential use in the long-term Master Plan). This green buffer acts as both a noise shield from AYE and a visual amenity that will be uncommon in future denser Clementi releases. URA Master Plan zoning for the surrounding parcels suggests The Clement Canopy benefits from a generous greenery buffer unlikely to be replicated in future launches.
School proximity for the primary-one ballot. Nan Hua High School shares the southern boundary of the site — but for primary-school purposes, the more relevant catchments are Clementi Primary School (within 1km walk) and Qifa Primary School. Families who prioritise the Clementi-Dover school corridor for P1 registration find the address competitive without the premium attached to Buona Vista MRT-adjacent projects (as of 2026-05).
The Clement Canopy sits at 16 Clementi Avenue 1, developed jointly by UOL Group and SingLand on land acquired via Government Land Sales. The 505-unit development achieved TOP in 2019 with a 99-year lease commencing 2016, leaving roughly 89 years of lease life as of 2026 — enough for two comfortable holding cycles (as of 2026-05). The project occupies a plot bordered by the Ayer Rajah Expressway (AYE) to the north and Clementi Avenue 1 to the south; east-facing and north-facing units catch the AYE noise corridor, a real and documented detractor.
The macro context that makes 2026 a credible entry window is the sustained employer-driven rental demand from one-north. JTC Corporation’s one-north precinct has attracted over S$8 billion in investments and houses more than 400 companies and 800 start-ups (as of 2025-Q4, per JTC). The recently completed Geneo integrated development at Kent Ridge MRT and the continued build-out of Mediapolis have added fresh office floor plate to the precinct, directly expanding the pool of tenants who treat proximity to Clementi Avenue 1 as a commute-management decision rather than a lifestyle preference. Average rent for units leased in 2024–2025 at The Clement Canopy sits at approximately S$4,827 per month (as of 2026-Q1, URA rental caveats), implying an indicative gross yield of 3.5%–3.8% at prevailing resale prices — modest versus the broader OCR and RCR universe but steady, with rental occupancy rates at private condos in the Clementi catchment running close to full in the post-pandemic hiring cycle.
D5 is classified Rest of Central Region (RCR) in URA’s market segmentation, which means The Clement Canopy competes on price with both OCR mega-developments and entry-level CCR stock. The District 5 property guide documents the district’s transformation from a secondary residential address to a credible professional-class enclave, driven precisely by one-north’s growth and NUS’s campus anchoring a consistent pool of educated owner-occupiers.
MRT distance is a genuine friction point. At approximately 900m to Clementi MRT (EW23), The Clement Canopy sits outside the typically cited 800m “walkable” threshold used by most buyers and rental agents. The developer’s original shuttle bus to Clementi MRT was a temporary provision; its continuation has depended on the MCST’s willingness to fund it, and it has not been universally maintained. Buyers for whom MRT walkability is a hard requirement — particularly tenants in one-north who cycle through short-term leases — consistently shortlist Blossoms by the Park (280m to one-north MRT) or Clavon (~700m to Clementi MRT) ahead of this development. Use the commute-time map to model transit options across shift times before assuming the bus connection resolves the gap (as of 2026-05).
AYE noise affects north and east-facing stacks. Residential towers 1 and 2, which orient toward the AYE, are well-documented to pick up traffic noise particularly in the early morning and evening peak hours. This is a known, disclosed characteristic — but it is sufficiently meaningful that the PSF differential between AYE-facing and greenery-facing stacks within the same development can be S$50–$150 PSF on secondary market trades. Prospective buyers should specify stack orientation preference and request decibel data from the MCST if noise sensitivity is a concern.
Lease at 10 years old, not yet critical but compounding. With 89 years remaining as of 2026, lease decay is not a near-term crisis. However, the lease-decay calculator shows that CPF usage on a 99-year leasehold commencing 2016 starts to attract CPF housing board restrictions at around 2051 (35-year threshold). Buyers planning a 20–25 year hold should model their exit around 2045–2050 while CPF financing remains unrestricted for the next buyer. This is a planning note rather than an active risk — but it distinguishes the tenure outlook from a freehold alternative at the same price point (as of 2026-05).
Walkability score is below district median. The ShiokNest walkability score for The Clement Canopy is 43/100, reflecting limited within-walking-distance retail, food, and services. Residents are car-dependent or bus-dependent for most daily errands. Clementi Mall, while a well-stocked suburban mall, is 1km away and not a natural walk in Singapore’s humidity. Buyers who prioritise hawker food, wet market access, or MRT-adjacent retail should consider this carefully against the green-buffer trade-off the address delivers.
[
{
"persona": "wfh-hybrid-workers",
"fit_color": "green",
"reason": "one-north employment ecosystem within a short bus or cycle ride; lush green environment suits hybrid workers valuing home environment over MRT proximity; 50m pool and resort facilities support lifestyle-first buyers who commute 2-3 days per week."
},
{
"persona": "yield-focused-investors",
"fit_color": "green",
"reason": "Steady 3.5-3.8% gross yield underpinned by consistent tech/biomedical tenant demand from one-north; 89% profit win rate on resale; uninterrupted PSF growth 2021-2026 suggests capital preservation alongside income."
},
{
"persona": "long-term-hold",
"fit_color": "green",
"reason": "89-year lease life supports a 15-20 year hold comfortably within CPF financing window; Master Plan green-buffer preservation adds scarcity value over time; UOL/SingLand pedigree supports estate maintenance standards."
},
{
"persona": "families-with-young-children",
"fit_color": "green",
"reason": "Nan Hua High adjacent; within 1km of Clementi Primary; school-zone guide for Clementi-Dover corridor applicable; resort-style child-friendly pool facilities; 505-unit estate with good family mix."
},
{
"persona": "p1-school-balloting",
"fit_color": "amber",
"reason": "Clementi Primary catchment is competitive but achievable; Nan Hua Primary ballot (1 Nan Hua Walk) is outside the immediate 1km zone — verify current Home-School Distance phases before committing if Nan Hua Primary is the specific target."
},
{
"persona": "avoid-if-mrt-dependent",
"fit_color": "red",
"reason": "At 900m to Clementi MRT (EW23) this development sits outside the 800m walkable threshold; shuttle bus provision is MCST-dependent and not guaranteed; tenants and buyers who commute daily via MRT will shortlist Blossoms by the Park or Clavon ahead of this address."
}
]
The Clement Canopy is one of the few RCR leasehold condos in Singapore that has delivered five consecutive years of PSF growth without a single down year — and it has done so in a postcode that was unfashionable at launch in 2016. The thesis that has driven that performance — that one-north would become a genuine employment gravity centre rather than just a government development project — has proven correct. With 50,000 knowledge workers in the precinct and a second wave of life science and tech tenants absorbing the Geneo and Mediapolis expansions, the residential demand catchment for Clementi Avenue 1 is structurally larger in 2026 than it was at TOP in 2019 (as of 2026-Q1). Independent reviews on Stacked Homes note the tree-top pool as the standout differentiator that keeps the project ahead of its D5 peers on desirability, even as newer launches enter the market.
At an average transacted PSF of ~S$1,993 (as of 2026-Q1), The Clement Canopy is priced at a discount to the newer Blossoms by the Park and Lyndenwoods launches in the same district, where post-launch secondary trades have printed above S$2,200 PSF. That differential reflects the MRT gap and the age gap — both legitimate. But for an owner-occupier who is car-owning or who works in one-north, and who values a well-run 505-unit estate with a genuinely differentiated pool and green-facing stacks, the pricing is fair value rather than bargain territory. Model your holding-period returns against the lease-decay schedule before committing, and use the District 5 price heatmap to benchmark The Clement Canopy against the Parc Clematis and TriLinq comparables transacting today.
Suggested holding period: 7–15 years. Short-term flippers should note that D5 leasehold stock does not generate the velocity of a Tampines or Sengkang EC; this is a patient capital play. The exit window before CPF lease-restriction thresholds are reached is comfortably open until the mid-2040s, giving buyers today a credible 20-year holding window with full financing flexibility.
Sources & References
Frequently Asked Questions
How far is The Clement Canopy from the nearest MRT station?
Is The Clement Canopy within 1 km of any primary school?
What is the rental yield at The Clement Canopy?
How does The Clement Canopy compare to Normanton Park and Parc Clematis?
Who is the developer of The Clement Canopy?
What is the remaining lease at The Clement Canopy?
Which stacks should buyers avoid due to AYE expressway noise?
Towers facing north toward the Ayer Rajah Expressway — broadly stacks in Towers 1 and 2 on their AYE-facing aspects — are the most noise-exposed. Residents and resale agents consistently advise requesting units on the greenery-facing south and west aspects, which overlook Clementi Woods and the park connector network. The PSF premium for green-facing stacks versus AYE-facing stacks within the same building has historically been S$50–$150 PSF on secondary transactions. For noise-sensitive buyers, visiting the specific unit at peak-hour traffic times is strongly recommended before committing (as of 2026-05).