Do Mega-Developments Really Outperform Regular Condos? A Parc Clematis Vs Clavon Case Study

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.

A quick rundown between Parc Clematis and Clavon:

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:

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.

When we asked agents for on-the-ground insights, most agreed that buyer preferences shifted toward larger living spaces after COVID, due to work-from-home needs. This boosted demand and prices for larger three and four-bedders, which gives an edge to Parc Clematis as we’ll see below.

Now let’s take a more detailed look at performance, varied by unit layout and transaction types

As both developments are still rather new, we only have data from new sale-to-sub-sale, or new-sale-to-resale transactions. Here’s how they stack up:

Parc Clematis Performance

Clavon Performance

Here’s how they compare directly:

The differences in average and annualised gains are minimal across all unit types, with Clavon having a slight (almost negligible) lead in most segments. The exception to this is the one-bedders, where Parc Clematis performs better in terms of annualised returns. For example:

Three-bedders at Clavon saw an annualised gain of 7.73 per cent, just barely higher than Parc Clematis’ 7.67 per cent. Four-bedders were even closer, with Clavon at 8.69 per cent and Parc Clematis at 8.61 per cent. These slim margins suggest both projects are performing equally well, regardless of size.

A key takeaway here is that, while Parc Clematis’ mega-development status hasn’t helped it to secure better returns, it hasn’t hindered the project either. Despite having more than double the unit count of Clavon, buyers don’t seem put off by the idea of less privacy/exclusivity. 

Site & Facilities: Does land area equal variety and quality?

Since the numbers don’t clearly prefer one project over another, how about the qualitative factors? Let’s look at the sites and facilities:

Parc Clematis sits on 58,898 sqm. of land, over 3.5 times the size of Clavon’s 16,543 sqm. As such, Parc Clematis’ developers had a lot more room for varied facilities:

Parc Clematis Highlights:

• 100 metre beach pool + three more 50m lap pools
• Five clubhouses, celebration halls, themed pavilions, etc.
• 600 metre jogging track, two tennis courts, and a dance studio
• A pet lawn and communal Chef Kitchens, which is a rather unique concept: these are open-plan kitchens equipped with portable furniture, and are used for larger events like community potlucks, cooking competitions, private reunion dinners, etc.

Clavon Highlights:

• 50 metre infinity lap pool and leisure pool
• Kids’ water play area, aqua gym
• Gym, games court, outdoor fitness, function rooms
• Childcare centre and forest-themed landscaping

As you can see, Clavon’s facilities are in line with most expectations; good but not exceptional. But Parc Clematis, if you don’t mind having to live with a bigger body of residents, can pack a lot more into its grounds.

But here’s an interesting twist:

Usually, a mega-development is expected to have lower maintenance fees. This is due to the larger number of units sharing the cost. This is not true for Parc Clematis though, where you can see maintenance fees are typically higher than what Clavon owners pay. 

It seems Parc Clematis went all-in trying to capitalise on their massive land space, leading to higher maintenance costs for the lavish facilities. Given the slim differences in costs versus the range of facilities, though, we suspect some buyers may still give Parc Clematis the win here!

But does the high unit count of Parc Clematis help to keep costs down?

Mega-developments are, in theory, likely to be cheaper, if for no other reason than simply economy of scale. But how well does that bear out for Parc Clematis? Let’s take a look:

Price at launch

Price in 2025

Average $PSF in 2025

From the transaction we’ve seen, Parc Clematis commands a higher price psf across the 3 and 4 bedders, while Clavon has a higher $PSF for 1 and 2 bedders – particularly the 1 bedder.

You can also see that generally, Parc Clematis had a lower size transacted on average compared to Clavon for both 1 and 2 bedders. This results in a lower overall price, which makes sense. But the 3 and 4 bedders? At an average of 961 sq. ft., it had an average price that’s still slightly more than Clavon. Moreover, the 4-bedder is just 35 sq. ft. larger on average, but commands about a $150,000 premium.

In this sense, Parc Clematis’s higher $PSF show that buyers are still willing to pay a premium here. This may correspond to what agents told us above: buyers in the Clementi area lean more toward owner-occupancy (e.g., HDB upgraders). These buyers will prioritise lifestyle and facilities over more abstract concerns like size and density.

So far, it looks like the performance across all the unit types is pretty similar, with 3 and 4 bedders commanding a slight premium. Let’s take a look at some of their layouts to see what more we can uncover.

Parc Clematis vs Clavon 1 Bedder

Here are the prices of the 1-bedroom units in 2025 so far

The price difference may look great – $985k versus $1.062m. But this is because there was only 1 transaction for the Parc Clematis unit on the 4th floor. A comparable 2nd-floor unit at Clavon went for $990k, which is quite similar.

Here’s a look at their layout:

When it comes to 1-bedroom options, Parc Clematis offers both a standard layout and a 1 + Study configuration in varying sizes. Clavon, however, sticks to just the 1 + Study format. For this comparison, we’re zeroing in on the 1 + Study units that are closest in size.

There’s little difference in terms of square footage, and the overall layouts feel largely similar, with only subtle variations that may sway preferences depending on lifestyle needs.

At Parc Clematis, the kitchen is slightly wider, which allows for a compact dining set to be placed directly across from it. Clavon, in contrast, opts for a longer but narrower kitchen layout, with the dining area positioned adjacent to the kitchen instead.

Another distinction lies in the study’s location. Parc Clematis tucks it beside the bathroom, while Clavon places it next to the master bedroom. Both offer flexibility: the study can double up as a walk-in wardrobe, a small nursery, or even a compact guest space.

Notably, both layouts include a Jack-and-Jill bathroom, providing dual access from the bedroom and the living or study area, which enhances functionality for guests or shared use.

Thus, when we look at the price and their layouts, they are really similar.

Parc Clematis vs Clavon 2 Bedder

Here are the prices of 2-bedder units in 2025:

The closest comparable in terms of size is the 678 sq. ft. and 689 sq. ft. units.

Considering the size difference, the price makes sense. Here’s a floor plan comparison:

The difference in size between the two units is relatively minor, but the layouts reveal some key functional trade-offs.

At Parc Clematis, you get a dedicated study space, ideal for those who need a home office or an additional flexible area. However, this comes at the expense of an enclosed kitchen, which may be a consideration for those who cook frequently.

Clavon takes the opposite approach. It offers an enclosed kitchen, a rare find in smaller units, but omits the study area altogether.

This contrast marks the primary distinction between the two. As for pricing, both are positioned quite closely, making the choice largely dependent on your lifestyle priorities.

Parc Clematis vs Clavon 3 Bedder

Here are the prices of the 3-bedroom units in 2025:

Prices are quite comparable and make sense here. The bigger units tend to see higher prices.

Let’s look at the 915 sq. ft. vs the 958 sq. ft. unit. 

While the Clavon unit is marginally larger, both layouts share a similar structure, with a few key differences that may influence liveability.

Each comes with 3 bedrooms, 2 bathrooms, an enclosed kitchen, and a balcony, which is standard fare for family-friendly units. However, at Parc Clematis, the common bathroom adopts a Jack-and-Jill layout, offering ensuite-style access to two of the bedrooms. Clavon, by contrast, reserves ensuite access solely for the master bedroom.

Bedroom sizing is another point of difference. At Parc Clematis, one of the common bedrooms is more compact and only accommodates a single bed. Clavon’s layout, on the other hand, allows all three bedrooms to comfortably fit double beds, a rare advantage in this category.

Clavon also provides a bit more utility just outside the kitchen, where there’s room for a dry kitchen or pantry extension. Meanwhile, Parc Clematis offers greater privacy on entry, thanks to a short foyer that buffers the main living area from the front door. At Clavon, the entrance opens directly into the living and dining space, which may not appeal to those who prefer a more defined threshold.

It’s got a fairly standard compact 3-bedder layout. Coming in, there’s good privacy due to the entryway facing a wall. Then there’s the kitchen without the yard/WC. Both common rooms can fit a queen-sized bed, while the master bedroom can fit a king-sized one.

Parc Clematis vs Clavon 4 Bedder

Here’s a look at the prices of 4-bedders in 2025 for both condos:

The closest in size is actually between the 1,292 sq. ft. unit in Parc Clematis and the 1,281 sq. ft. unit in Clavon. However, there were no transactions for Parc Clematis in this size category. Thus, the closest comparable is between the 1,356 and 1,464 sq. ft. units:

From the prices, the added study and vertical store layout (which is more practical for a bed to be put in) seems preferred, given it costs more but is smaller. However, a closer look at the transaction reveals that the unit in Clavon is 17 storeys higher, which accounts for the higher price point. 

The Clavon unit is larger on paper, but when it comes to layout and features, the two offer distinct living experiences.

Parc Clematis presents a 4-bedroom, 3-bathroom configuration, with the advantage of three ensuite bedrooms. In contrast, Clavon’s unit comes with 4 bedrooms, 2 bathrooms, and a study. Only the master bedroom enjoys an ensuite, which may be a consideration for families with older children or frequent guests.

One of Parc Clematis’ standout features is its private lift access, offering a greater sense of exclusivity and privacy, especially desirable in a larger family unit.

Both layouts include a kitchen with an attached store and WC, but Clavon goes a step further with a dedicated dry kitchen, separated from the wet kitchen. It’s a practical setup for those who cook regularly or entertain at home.

The master bedroom at Parc Clematis is notably generous in size, featuring a walk-in wardrobe and a spacious ensuite that’s large enough to accommodate a bathtub. 

In terms of layout flow, Parc Clematis adopts a horizontal configuration, where the living and dining areas sit side by side. A long balcony stretches across both the communal space and the junior master bedroom, with access from both. Clavon, on the other hand, features a more vertical layout. The living and dining are arranged front to back, and the balcony is smaller, adjoining only the living room.

That said, both units are well-sized, with all four bedrooms able to comfortably fit double beds.

Overall, the main difference is that Clavon has a more practical layout. The store and study can double up as a single bedroom. Parc Clematis has a bathtub and a private lift, catering to those who seek luxury. While both are similar in size, they cater to different audiences.

Mega Developments had an edge so far from our studies, so is Clavon special?

So far, projects like High Park Residences and Affinity at Serangoon appear to have an edge in terms of gains. However, when comparing Parc Clematis and Clavon, the performance gap narrows significantly. To better understand this, we looked at Clavon’s performance alongside other launches from 2019 and 2020 to see if it stood out.

As it turns out, Clavon was indeed one of the strongest performers from that period. Interestingly, Parc Clematis emerged as the top-performing mega development launched during those two years. While the two aren’t in identical locations, both benefited from well-calibrated launch pricing and strong demand in their respective areas, likely driven by proximity to amenities, schools, and broader neighbourhood appeal. Together, these factors helped secure some of the highest returns among their peers.

Now, let’s look at issues arising from listing pressure

Why doesn’t the high unit count at Parc Clematis impede its performance? It’s for the simple reason that, despite the theories about excessive competition, it hasn’t happened at Parc Clematis. 

Number of units on sale at the moment (on PropertyGuru)

*Given that some units may have multiple listings, let’s use 85% of the total number of listings 

No. of resale transactions in recent years

Despite its larger size, Parc Clematis has a much lower listing and resale turnover rate than Clavon. Only 5.44 per cent of Parc Clematis units are on the market versus around 12 per cent at Clavon. 

So one of Parc Clematis’ supposed drawbacks – that of having too many competing listings at resale – just never came to pass. This could also reflect a higher percentage of true homebuyers, who are intent on settling in for the long term.

Overall, we’d say it’s a bit of a draw between the two projects

At a broad level, our earlier front-runner piece suggested that mega-developments may hold a slight edge, especially when it comes to early launch-phase pricing and scale-driven momentum. Parc Clematis, with its strong post-COVID performance and buyer demand for larger units, seems to support that theory.

But when we zoom in on a like-for-like comparison with Clavon, the differences aren’t as clear-cut. Gains across most unit types are nearly identical, and while Parc Clematis commands a higher $PSF for larger units, Clavon shows strength in practicality, layout efficiency, and compact unit appeal.

Even the supposed disadvantage of listing competition for mega-developments didn’t play out here. Parc Clematis had fewer active listings and a lower resale turnover than Clavon.

As always, the answer is more nuanced than a blanket rule. Scale, layout, price entry points, and even timing play a role, and which project is “better” often depends on the buyer’s specific priorities. For some, lifestyle facilities and future-proof layouts will tip the scale toward a mega-project like Parc Clematis. For others, Clavon’s compact, efficient design and lower maintenance costs may be the better fit.

If nothing else, this case reminds us that performance isn’t dictated by size alone. The real edge lies in knowing how scale, layout, launch timing, and buyer profiles intersect, and applying those insights to your own next move.

Most property advice in Singapore tends to oversimplify or lean heavily on generic rules. But as you’ve seen here, the real story lies in the details, how projects compare on the ground, across specific unit types, resale patterns, and buyer intent.

At Stacked Pro, we specialise in these deeper, data-driven analyses to help serious homebuyers and investors navigate the market with clarity.

Planning your next property move or investment? Let’s talk about how these insights apply to your unique goals here.