TLDR;

Living amongst nature and greenery, Clavon is a 99-year leasehold within Clementi Town boasting unparalleled views of Singapore’s cityscape. The development is abundant in family-friendly facilities, with accessibility to prominent academia and business areas. It also promotes rejuvenation within the residence through elaborate cascading waterfalls, verdure and resort-like living.

Comprising two residential towers of 37 storeys ranging 1-5 bedroom units with north-south orientation, the facilities are modernly stacked across the levels.

Clementi is a popular town for locals, maturely developed with chock-full of eateries, amenities and medical practitioners.

 

Project Details

• Tenure: 99-year leasehold

• Area: District 05/ Buona Vista/ West Coast

• Total Units: 640

• Expected completion: 2025

• Plot ratio: 3.5

• Pros: Strong demand for locale due to educational clusters consisting NUS, NUS High School and Nan Hua High

• Accessibility to one-North, Science Park and National University Hospital willl attract a large Tenant Pool

• Cons: Proximity to AYE may incur some peak hour bustle

• Nearby HDB Clementi Peak might block some views for middle floors

 

About the Developers

Developed by UOL and UIC, They combine a wealth of hotel and residential experiences.

UOL is a distinguished property developer with projects like Tre Ver, Meyer House and Avenue South Residence. In addition, they have declared various expansions to China and Malaysia.

UIC is mainly involved with property investment and development, owning a majority of equity of Singapore Land Limited. Possessing a portfolio of one million square feet of retail space and 2.5 million square feet of office space, UIC has developed Singapore’s city scape such as Singapore Land Tower, Clifford Centre, SGX Centre, West Mall, The Gateway and Marina Square.

The successful bid was at $491.3 mil for the 16542.7m² plot. The second highest bid at $233.5 mil was from joint-venture partners CFL and TID, followed by Hoi Hup Realty and Sunway Developments at $233.3 mil. This could indicate UOL and UIC’s firm belief in fecund opportunities of the land in question, and we may see more purchases in the region should Clavon be yet another success.

The developers are clearly taking a keen interest in the locality; Clement Canopy is another project by them, adjacent to Clavon. The units were fully sold in less than two years after its launch in 2017. Could we see an equally energetic take-up rate?

 

Purchase and Breakeven Price

With a GFA of 623239 sqft, we can gauge the estimated breakeven price to be $788 PSF PPR, based on the declared $491.3 mil bid. Based on an estimated construction cost and profit margin of $350 and $341 respectively, we calculated a ballpark launch price of $1479 PSF, which compares decently to Clement Canopy’s average indicative price range at $1503 PSF.

 

Facilities

Families looking for a forever home at Clavon should be on the lookout for its facilities which thankfully, are thoughtfully abundant.

A range of event hosting rooms are also available for booking peppered with well-equipped kitchens, verdurous views and intimate sessions.

Not to worry if you do attain a lower level unit — sky gardens are open for residents to enjoy the panoramic views on the 37th floor.

Chill out areas

Reading areas within greenery

Wellness zones

Sports area

 

Technology and Environmentally Friendly Features

Facility and visitor bookings and bike rentals are all done seamlessly through mobile access. The usual smart devices, mirrors, aircon and digital locks come installed.

Work-from-home friendly — in light of COVID-19 events, work pods are available. UV tubes are installed in the elevators, reducing pollutants.

 

Accessibility and Amenities

Located in District 5, along the fringes of Districts 10 and 21, Clavon easily connects to the city centre via major expressways PIE (Pan-Island Expressway) and AYE (Ayer-Rajah Expressway).

Two bus stops away from Clementi MRT Station or a 2-minute drive, brings Clavon-ers to the Circle Line and North-South Line within 1-2 MRT stops, opening up accessibility islandwide.

The area is surprisingly close to eateries and amenities:

2-min drive to Holland Village

1.4km walk to Clementi 448 Market and Food Centre

9-min drive Ghim Moh Food Centre

13-minute walk to Clementi Mall

10-minute to West Coast Plaza

For mall lovers, Clavon is also accessible to Grantral Mall, 321 Clementi and City Vibe Mall.

 

Nature walks are always welcome; enriching family time during the weekends. Clementi Woods Park is just a 15-minute walk away, with a 12-hectare with doggy run path. West Coast Park isn’t too far off, with 50 hectares and eight sets of play areas. The Marsh Gardens is a 10-minute drive for nature enthusiasts and Ulu Pandan Park connector can be enjoyed by cyclists.

 

Schools

A delight to dual-income earners: a childcare centre is planned within the development for downright convenience. This cuts not only travel time, but inconveniences during the daily hustle and safety. It also shows the thought put in for families.

Though primary schools are limited within the 2km radius, a wealth of established secondary and tertiary are within close vicinity. This will definitely bode well for families with child(ren) that have already secured a spot in a primary school, or well are on their way to secondary school and tertiary institutions.

Schools within 1km
Clementi Primary School (0.887km)
Pei Tong Primary School (0.832km)

Primary
Qifa Primary School (1.212km)

 

Nan Hua Primary School (1.364km)

Secondary
Nan Hua High School
Clementi Town Secondary School
Hwa Chong Institution

Tertiary

National University of Singapore

NUS High School of Math and Science
Anglo-Chinese Junior College

Singapore Polytechnic

International

Anglo-Chinese School (Independent)
Integrated International School (with open and supportive environment)
International Community School

 

Site Plan and Units

Unit Type		Area (sqft)	Development(%)
1 BR + Study	A1	527	56%
2 BR	B1	678
2 BR Premium	BP1,BP2 & BP3	764
3 BR	C1	958	44%
3 BR Premium	CP1 & CP2	1,130
4 BR	D1	1,281
	D2	1,356
4 BR Premium	DP1	1,582
5 BR Premium	E1	1,690
Total		640

1 Bedroom + Study
For the 1-Bedder + Study, the kitchen leads to the main living area. The study is a great space as a small guest room or storage. Beginning with $1,518 PSF, the two stacks facing south are Stacks 08 and 15 at Block 6 and 8, which is great; you won’t get the morning or afternoon sun. Additionally, windflow is welcoming during various times of the day. The area is set at 527sqft.

2 Bedroom Compact
This 678 sqft design is where the kitchen is tucked in on the left side, with a dumbbell apartment layout; bedroom and master on either side. Personally a great layout as none of the spaces are catered for corridors, and are rather squarish in design. Here’s the caveat though. Sited at Stack 02 and 12 at blocks 6 and 8 respectively, the lower units will be subjected to the play lawn, pavilion and tennis court at block 6, and the main entrance at the guardhouse. We suggest Block 12, but taking up the higher floors. Stack 02 starts at $1.03 mil for the low floor and up to $1.1< mil for the higher floors. For Stack 12, low floor starts at $1 mil and caps at $1.084 mil. Our stack recommendation for the 2 Bedroom Compact will be Stack 02, mid-unit.

2 Bedroom Premium
The next will be the 2 Bedroom Premium, which has an added bath and dining space as compared to the Compact version. With the rectilinear layout, the dining space delineates the entrance from the living room, with a corridor leading to the rest of the home. With the AC ledge beside the balcony, it might cause warm air to be circulated to the balcony. The stacks are south-facing.

At 764 sqft, Stack 06 is pool facing and starts from $1.1< mil, up to $1.2< mil. The facilities are also located nearby. Stack 17 faces the lawn, and is close to Clementi Ave 1 Road, but is a tad further from the AYE expressway. The highest floor is going at $1.26 mil, while the lower floor starts at $1.18 mil. While both stacks overlook the AYE expressway, there will be acoustic ceilings installed for the balcony’s expressway-facing stacks which dampen the traffic noise.

With these in mind, Stack 06 is a good idea, but pick a higher unit for unblocked views to capitalise on.

3 Bedroom Compact
The washer cum dryer and other appliances are placed outside the kitchen, and faces the dining area. Alternatively, the balcony can be another option for those evening date nights, with the AC ledge nowhere near the balcony. The corridor leads to the entrances of bedrooms, bath and master bath ending with the master bedroom. This layout is great if you were to sublet the other rooms, as the master is tucked into the far end; reducing any interruption for the owner. The layout stands at 958 sqft.

Stack 01 is sequestered deep in, and seems like the better choice against Stack 13 due to its locality, but the middle floor’s privacy may be compromised due to the Forest Fitness Court. We will suggest to take Stack 01, with the lower floors starting from $1.493 mil to $1.639 mil. The higher floors definitely will have breathtaking views. Stack 13 is more affordable, but you will have to weigh out your preferences.

3 Bedroom Premium

With the extra Utility Room and WC totalling 1130 sqft, this could work for a family of four or five. The WC is adjoining to the utility room and kitchen, allowing a helper to reside conveniently. Personally, there’s some wasted space at the entrance and master bedroom entrance though understandably, it could be space for shoe racks. The elongated living space also provides a dry kitchen, which is optimal for watching the children or hosting a small gathering.

Stack 10 is going at $1.695 mil and the highs is $1.8< mil, but do note for Stack 09, you will be from $1.745 to $1.861 mil, which might be closer to the next 4-bedder quantum.

4 Bedroom

At 1281 sqft, these units are starting from $1.9 mil at stack 14, which is the only 4-bedroom stack. The WC here lies between the utility store and wet kitchen, which may end up being under-utilised. The dining area is rather spacious.

Due to its 12.8m vicinity to the periphery, it may be a wiser choice to look at either the higher or lower quantum for better views or price points.

4 Bedroom + Study

Stack 04 still utilises a rectilinear layout but with an additional study, which can be used for a private office as well. Here, the WC is connected to both the store and wet kitchen. Odd, but we think it could be alternatively used for a helper’s room. The corridor leads to all the bedrooms, ending with the master bedroom an an ensuite master bath.

Price-wise, for 1356 sqft, the stack faces towards the future HDB Clementi Peaks. The lower levels will be facing the future childcare centre, but separated by a water court. Our suggestion? For larger families, and as the price quantum starts from $2 mil, you might want to read on to check out stack 05.

5 Bedroom Premium

The crème de la crème, this starts from the $2.5mil mark. There’s only 36 units at stack 18, and features timber flooring for the bedrooms. The ceiling height is at 2.9m, which spatially opens up the breathability of the space. From the private lift and lobby, the square living space consists similar 37 sqm size. Marble is present in this area, leading to both the junior master ensuite and wet kitchen.

The additional room is ensuite to the bathroom, and as with the previous layout, is connected through a corridor that leads to the rest of the rooms, ending with the master.

At 1690 sqft, Stack 18 gets the prime location, overlooking the poolside and amenities.

 

Comparative Analysis

Clement Canopy – $1389
Hundred Trees – $1282
The Trilinq – $1337
Parc Condominium – $1233
Parc Clematis – $1612

Accurate as of 1st Dec 2020

Surrounding residences have been enjoying the Clementi hype of recent years. Take for example Parc Clematis, located 2.7km away. Going at an average of $1,612 PSF, it was launched on the 31st Aug in 2019 with a cumulative take-up of 67.4% as at Oct 2020.

In fact, a unit on the 16th floor was sold at $1.7 mil in November (and similar transactions made as well), indicates a strong spending power for families looking at the Clementi region.

The estimated cost is at $1788, and if you compare that to Clavon’s estimated average price at $1479 PSF, it looks like the price might draw a higher demand based on PSF.

The obvious comparison will be The Clement Canopy, just adjacent to Clavon. Going at an average of $1503 PSF, the estimated breakeven was $1,068 PSF PPR. Compared to Clavon’s $788 PSF PPR, the successful land bid price profits will hopefully trickle down to homebuyers. If this is not a good enough reason to pique your interest, drop PropertyLimBrothers a message here and we’ll guide you along to furnish you with more informative analysis.

 

Tenant Pool

The locality will attract a high demand for various audience groups. Firstly, it will appeal to the expatriate families in Singapore, vying for accessibility to international schools. You might contest though, that there are more accessible tenancies, which is a fair point. But Clavon is decently to One-North, Science Park, National University Hospital and the Jurong Precinct – including the International Business Park. All of which have a large job pool, and may attract dual-income/single-income earners in the expatriate community. Additionally, Holland Village and other amenities in the region may sway buyers here.

The second group will be tenants furthering their studies. From the list of reputable local schools, there will be an interest in Clavon’s convenience, not to mention the connectivity to the city centre.

 

Exit Strategy

If there’s one thing to note from this article, it’s this:
Private properties depend on HDB selling prices, to a certain degree. The same could be said for the other way round as well, but with somewhat lesser implications, but in a way, it’s because of this that the Clementi area might have a higher chance to make a profiting sale.

Also, regarding a matured estate like Clementi, HDB clusters with a strong gain from the BTO to resale usually self-supports the estate.

HDB BTO	Launch Date	TOP	Total Unit Count
Clementi Crest	2015	2020	385
Clementi NorthArc	2017	2022	1,179
Clementi Peaks	2017	2022	424

If completion dates are firmed, Clavon will be completed by 2025, of which Crest owners will be able to upgrade immediately. Alternatively, Clementi NorthArc and Peaks will have the bulk of HDB upgraders due to the unit count.

 

Verdict

Clavon is a great place to invest for its tenant pool, and even better for a forever home. The neighbourhood is an understated estate due to it’s close proximity to business sectors and tertiary schools, and we might see another successful development here in Clementi. If you’re keen to know more on its positive points and possible drawbacks, contact PropertyLimBrothers here.