In this Stacked Pro breakdown:
Do Mega-Developments Make More Money Than Regular Condos?
Comparison
We compared Parc Clematis (1,468 units) and Clavon (640 units) — two 99-year leasehold projects in Clementi — to assess how scale affects investment performance, resale gains, and buyer perception.
Key Insight
Clavon edged ahead in overall annualised gains (5.36% vs. 5.06%). But when measured from 2020 to 2024, Parc Clematis showed stronger price momentum, likely driven by demand for larger units and its diverse unit mix.
Why This Matters
Despite its size, Parc Clematis showed no disadvantage in resale performance. It matched Clavon in $PSF appreciation and turnover, and even commanded a pricing premium across most unit types, suggesting buyers place high value on lifestyle features, layout efficiency, and facilities over exclusivity.
🔓 Want to see how other mega-developments compare?
Read our full case studies on High Park Residences, Affinity at Serangoon, and Parc Clematis — only on Stacked Pro.
Parc Clematis isn’t just one of the largest residential projects in Singapore, it’s become a benchmark for evaluating how mega-developments perform over time. Launched in 2019 with 1,468 units and a collection of landed homes, its appeal extended beyond sheer scale, thanks to its location near Clementi MRT and proximity to sought-after schools like Nan Hua Primary.
But five years on, how does it stack up against Clavon – a more compact, 640-unit development launched just one year later in the same neighbourhood?
In this Stacked Pro case study, we compare the two projects across annualised gains, price momentum, resale turnover, and $PSF performance. The goal: to isolate whether size and scale truly affect long-term investment returns, and what this means for buyers evaluating future mega-developments.
The challenge for many buyers today isn't access to information.
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Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.
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A quick rundown between Parc Clematis and Clavon:
| Project | Parc Clematis | Clavon |
| Tenure | 99 years | 99 years |
| Launch year | 2019 | 2020 |
| Completion year | 2023 | 2024 |
| Number of units | 1,450 condos and 18 landed units | 640 units |
These two projects make good points of comparison, because both are 99-year leasehold developments in District 5. Both were launched and completed just a year apart, so market conditions were relatively similar. While their locations are not as close as we’d prefer, they are in the same district, and both are in the Clementi area.
Now let’s look at a general snapshot of the two projects’ performance:
| Year | Parc Clematis | Clavon |
| 2019 | $1,615 | |
| 2020 | $1,628 | $1,646 |
| 2021 | $1,694 | $1,637 |
| 2022 | $1,789 | $1,696 |
| 2023 | $1,988 | $1,904 |
| 2024 | $2,067 | $2,029 |
| Annualised | 5.06% | 5.36% |
| Annualised (2020 – 2024) | 6.37% | 5.36% |
If we compare performance over the shared time window (2020 to 2024), Parc Clematis outperforms. In particular, Parc Clematis appears to have rounded a corner and stolen the lead in the post-COVID aftermath.
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