Promenade Peak Pricing Breakdown: How It Compares to Nearby Resale and New Launch Condos

Promenade Peak enters the market at a time when the price gap between the city fringe and prime locations continues to blur. With starting prices from $2,680 to $3,300 psf, it sits just outside the boundaries of District 9, but given what we’ve seen from some OCR projects, most people would see this as an attractive entry price. 

But perhaps what’s also interesting isn’t just the pricing itself, but how it’s been structured. Allgreen has introduced two distinct product tiers (the Promenade Collection and the Promenade Suites) within the same tower. The overlap in certain layouts, such as the 3-bedroom units found in both tiers, would raise the question of value. And how does Promenade Peak stack up against nearby launches like River Green or newly completed projects in the area, such as Irwell Hill Residences?

In this Stacked Pro pricing review, we break down the pricing across each unit type and compare it against recent launches and existing resale benchmarks in the area.

Indicative starting prices

The developer has shared the following prices, including the upper-limit which is not commonly shared:

1-Bedroom
1-Bedroom + Study	from $2,680 psf	From $1.4Xm	To $1.6Xm
2-Bedrooms
2 Bedroom	from $2,680 psf	From $1.8Xm	To $2.1Xm
2 Bedroom + Study	from $2,720 psf	From $2.1Xm	To $2.5Xm
3-Bedrooms
3 Bedroom	from $2,700 psf	From $2.7Xm	To $3.3Xm
Promenade Suites
3-Bedrooms
3 Bedroom Premium	from $3,150 psf	From $3.6Xm	To $4.1Xm
4-Bedrooms
4 Bedroom Premium	from $3,150 psf	From $4.4Xm	To $5.9Xm
5-Bedrooms
5 Bedroom Premium	from $3,300 psf	From $6.2Xm	To $6.9Xm

The development is divided into two tiers: the Promenade Collection, spanning levels 2 to 42, and the Promenade Suites, located from level 44 upwards. The Promenade Collection comprises all 1‑ and 2‑bedroom units as well as the standard 3‑bedroom layouts, while the Promenade Suites feature the 3‑bedroom Premium units along with all 4‑ and 5‑bedroom configurations.

This clear distinction in offerings provides options across different budgets and lifestyle needs, catering to a wider range of buyers.

Let’s compare this against the prices of other recent new launches.

Prices of recent new launches (as of 01/07/2025)

Project	Aurea	Bloomsbury Residences	One Marina Gardens	The Orie	Emerald of Katong	ELTA	Lentor Central Residences	Parktown Residence	Chuan Park	Meyer Blue	Arina East Residences
Tenure	99-year	99-year	99-year	99-year	99-year	99-year	99-year	99-year	99-year	Freehold	Freehold
District	7	5	1	12	15	5	26	18	19	15	15
Land Purchased (Yr)	2024	2024	2023	2023	2023	2023	2023	2023	2022	2023	2021
Land Size (Sqm)	–	10,632.1	12,245.0	15,743.0	20,572.1	13,451.1	14,703.0	50,679.7	37,215.6	8,981.0	4,367.6
Est. Breakeven ($PSF)	–	$2,076	$2,361	$2,305	$1,911	$2,156	$1,793	$1,661	$2,229	$2,722	$2,362
$PSF Range (New Sale)	$2,736 – $3,691	$2,348 – $2,700	$2,770 – $3,133	$2,395 – $3,064	$2,387 – $2,983	$2,200 – $2,881	$1,982 – $2,586	$2,146 – $2,605	$2,269 – $2,785	$2,984 – $3,569	$2,890 – $3,241
Avg $PSF (New Sale)	$2,993	$2,477	$2,951	$2,731	$2,640	$2,546	$2,222	$2,370	$2,589	$3,230	$3,066
Est Profit Margin	–	19.32%	24.99%	18.48%	38.15%	18.09%	23.93%	42.69%	16.15%	18.66%	29.78%
Avg Price	$3,610,004	$1,823,520	$1,894,403	$2,391,758	$2,327,120	$2,051,095	$1,953,356	$1,961,596	$2,341,509	$3,367,447	$2,603,228

With an estimated starting $PSF range of $2,680 to $3,300 PSF, Promenade Peak’s pricing is broadly in line with other recent launches. It is comparable to One Marina Gardens, which is located in the Core Central Region (CCR), and to Aurea, situated at the edge of the city centre. Its starting $PSF comes in lower than Meyer Blue and Arina East Residences, both of which are freehold developments in the city fringe. Developers’ profit margins for these launches ranged between 16% and 43%, with an average of about 25%. 

With that context in mind, let’s now take a look at past projects launched in the vicinity of Promenade Peak over the last five years.

Project	Hill House	Irwell Hill Residences	The Avenir	Union Square Residences
Tenure	999-year	99-year	Freehold	99-year
District	9	9	9	1
Land Purchased (Yr)	2021	2020	2018	2021
Land Size (Sqm)	1,329	12,787	11,924	6,238
Est. Breakeven ($PSF)		$2,331	$2,520
$PSF Range (New Sale)	$2,883 – $3,420	$2,282 – $4,123	$2,734 – $3,739	$2,903 – $3,478
Avg $PSF (New Sale)	$3,123	$2,713	$3,175	$3,228
Est Profit Margin		16.39%	26.01%
Avg Price	$1,591,325	$1,947,742	$4,241,215	$2,429,758

The starting $PSF range ($2,680 to $3,300 PSF) for Promenade Peak is generally in line with past projects launched in the surrounding area. In fact, its starting $PSF of $2,680 is lower than that of three out of the four comparable developments. As an estimation, developers’ profit margins for these earlier projects have ranged between 16% and 26%, with an average of around 21%.

Project	Tenure	District	Year that land was purchased	Land size (sqm)	Estimated breakeven $PSF	Average $PSF for new sale transactions	Average developer’s profit margin (based on average $PSF)
Promenade Peak	99-year	9	2024	9,286	$2,229	$2,990	34.14%

Using an average of $2,990 PSF (the midpoint between $2,680 and $3,300), the projected developer’s profit margin for Promenade Peak appears to be higher than that of most recently launched projects.

Potential future developments in the area

The land plot at River Valley Green (Parcel B) was sold earlier this year, with an estimated breakeven of $2,386 PSF. Assuming a developer profit margin of 21% to 25%, in line with recent launches, the eventual launch price could range between $2,887 and $2,983 PSF. This is broadly aligned with Promenade Peak’s estimated starting $PSF range of $2,680 to $3,300.

Another nearby site at Zion Road (Parcel A), which would be called Zyon Grand, sold last year but has yet to launch, has a lower estimated breakeven of $2,091 PSF, although, as it has a commercial component, a direct comparison in terms of breakeven may not be accurate. 

These upcoming projects may lead some buyers to adopt a wait‑and‑see approach. That said, developers of both parcels may also adjust their pricing strategies in response to how the market receives Promenade Peak and River Green, making it difficult to predict how prices will ultimately unfold.

Resale landscape and new launch competitors

Let’s begin by examining resale condominiums. Although most of the condos in this area are freehold, we will include them in the comparison to understand how their prices measure up. From there, we’ll narrow down the potential competitors. 

The data presented reflects resale and sub-sale transactions conducted between 2024 and June 2025.

Project	Completion year	Tenure	No. of units	Unit mix	Avg size	Avg $PSF	Avg price	No. of tnx
Yong An Park	1986	Freehold	288	1, 3, 4, 5, 6	3549	$2,335	$8,208,571	7
Mirage Tower	1996	Freehold	248	1, 2, 3, 4	1293	$2,290	$2,955,486	8
Valley Park	1997	999-year	728	1, 2, 3, 4	1349	$2,119	$2,856,050	20
Melrose Park	2000	999-year	170	3, 4	1701	$2,587	$4,400,000	2
The Cosmopolitan	2008	Freehold	228	2, 3, 4	1367	$2,727	$3,740,000	4
Rivergate	2009	Freehold	545	2, 3, 4	1702	$2,870	$4,893,333	18
The Trillium	2010	Freehold	231	2, 3, 4, 5	1897	$2,574	$4,873,907	12
Tribeca by the Waterfront	2010	Freehold	175	1, 2, 3, 4	1096	$2,518	$2,760,615	13
Martin Place Residences	2011	Freehold	302	1, 2, 3, 4, 5	1404	$2,624	$3,740,671	7
Centennia Suites	2013	Freehold	97	2, 3, 4	1563	$2,791	$4,391,778	5
Martin Modern	2021	99-year	450	2, 3, 4	1003	$2,713	$2,730,592	37
Riviere	2023	99-year	455	1, 2, 3, 4	1004	$2,900	$2,916,717	11
Irwell Hill Residences	2024	99-year	540	1, 2, 3, 4, 5	643	$2,918	$1,881,681	16
The Avenir	2024	Freehold	376	1, 2, 3, 4	1150	$3,268	$3,897,200	5

Promenade Peak’s starting price of around $2,680 PSF is lower than most newer developments and some older freehold projects. However, if we consider an average PSF of $2,990 (calculated between $2,680 and $3,300), it positions Promenade Peak above the majority of comparable projects, aligning closely with Riviere and Irwell Hill Residences, while remaining below The Avenir. It’s important to note that some developments have larger unit sizes, which, despite a lower $PSF, result in a higher overall quantum.

With Promenade Peak’s indicative starting prices ranging from approximately $1.4M to $6.2M, the average price is about $3.2M. Using this as a benchmark, we will focus on newer projects with average transaction prices below $3.2M. Namely, Tribeca by the Waterfront, Martin Modern, Riviere, and Irwell Hill Residences.

Next, let’s examine how other developments launched around the same time as these few projects have performed over the past decade. To ensure a fair comparison, we will only consider developments with similar lease tenures.

Tribeca by the Waterfront (launched in 2006)

Year	Ferraria Park Condominium	One Amber	The Ford @ Holland	Tribeca by the Waterfront	All resale FH condos
2014	$955	$1,422	$1,646	$1,713	$1,360
2015	$883	$1,394	$1,779	$1,839	$1,358
2016	$857	$1,357	$1,478	$1,775	$1,393
2017	$829	$1,438	$1,452	$1,787	$1,461
2018	$907	$1,797	$1,696	$1,931	$1,523
2019	$917	$1,658	$1,988	$2,018	$1,571
2020	$907	$1,636	$1,487	$2,032	$1,486
2021	$974	$1,761	$1,706	$2,159	$1,584
2022	$1,090	$1,929	$2,061	$2,218	$1,706
2023	$1,165	$2,169	$1,945	$2,489	$1,786
2024	$1,223	$2,196	$2,059	$2,493	$1,835
Annualised	2.50%	4.44%	2.27%	3.82%	3.04%

Project details			Gains (from 2024 till 01/07/2025)
Project	District	No. of units	Average quantum	Average purchase price	ROI	No. of tnx	Average holding period (days)	Average holding period (years)
Ferraria Park Condominium	17	472	$467,516	$885,436	52.80%	34	4,095	11.2
One Amber	15	562	$1,161,600	$1,578,266	73.60%	31	4,253	11.7
The Ford @ Holland	10	75	$452,525	$1,228,845	36.83%	8	4,732	13.0
Tribeca by the Waterfront	9	175	$915,682	$1,980,080	46.24%	12	4,481	12.3

Project details			Losses (from 2024 till 01/07/2025)
Project	District	No. of units	Average quantum	Average purchase price	ROI	No. of tnx	Average holding period (days)	Average holding period (years)
Ferraria Park Condominium	17	472	-$20,000	$1,200,374	-1.67%	1	216	0.6

Among the projects launched in 2006, Tribeca by the Waterfront recorded the second highest annualised growth rate over the past 10 years, trailing only One Amber. It also outperformed other resale freehold condominiums across the island. Except for Ferraria Park Condominium, which had one unprofitable transaction in the last 18 months, the other three projects only saw profitable sales. All four developments delivered impressive returns on investment for their profitable transactions, with Tribeca by the Waterfront positioned in the mid-range.

Notably, the average holding period for these profitable transactions is relatively long, at least 11 years, highlighting one key advantage of freehold properties: their suitability for long-term investment.

Martin Modern (launched in 2017)

Year	Artra	Grandeur Park Residences	Le Quest	Martin Modern	Seaside Residences	All 99y resale condos
2017	$1,672	$1,389	$1,310	$2,254	$1,721	$1,115
2018	$1,815	$1,545	$1,430	$2,734	$1,828	$1,151
2019	$1,946	$1,535	$1,391	$2,683	$1,930	$1,177
2020	$2,019	$1,514	$1,401	$2,624	$1,906	$1,148
2021	$1,934	$1,588	$1,485	$2,736	$2,028	$1,207
2022	$2,094	$1,688	$1,535	$2,649	$2,112	$1,337
2023	$2,272	$1,847	$1,619	$2,729	$2,218	$1,465
2024	$2,349	$1,909	$1,623	$2,688	$2,254	$1,574
Annualised	4.97%	4.64%	3.11%	2.55%	3.93%	5.06%

Project details			Gains (from 2024 till 01/07/2025)
Project	District	No. of units	Average quantum	Average purchase price	ROI	No. of tnx	Average holding period (days)	Average holding period (years)
Artra	3	400	$518,797	$1,691,413	30.67%	32	2,341	6.4
Grandeur Park Residences	16	720	$319,202	$1,107,683	28.82%	56	2,475	6.8
Le Quest	23	516	$195,787	$1,093,021	17.91%	46	2,246	6.2
Martin Modern	9	450	$486,003	$2,416,211	20.11%	30	2,440	6.7
Seaside Residences	15	841	$397,978	$1,398,568	28.46%	68	2,300	6.3

Project details			Losses (from 2024 till 01/07/2025)
Project	District	No. of units	Average quantum	Average purchase price	ROI	No. of tnx	Average holding period (days)	Average holding period (years)
Le Quest	23	516	-$63,800	$1,138,130	-5.61%	1	547	1.5
Martin Modern	9	450	-$58,431	$2,056,051	-2.84%	6	2,126	5.8

Since all these projects were launched in the same year, their annualised growth rates are measured from launch up to 2024. Among them, Martin Modern recorded one of the lowest growth rates. Most of the projects have not seen any unprofitable transactions since 2024, with the exception of Le Quest and Martin Modern, though in both cases, the number of unprofitable sales remains far fewer than the profitable ones.

When looking at the ROI of profitable transactions, Martin Modern ranks second lowest at around 20%, just ahead of Le Quest, which stands at roughly 18%.

Riviere (launched in 2019)

Year	Avenue South Residence	Fourth Avenue Residences	Mayfair Modern	Riviere	All 99y resale condos
2019	$1,957	$2,406	$2,040	$2,894	$1,177
2020	$2,060	$2,265	$1,949	$2,610	$1,148
2021	$2,204	$2,409	$2,064	$2,665	$1,207
2022	$2,346	$2,521	$2,175	$2,868	$1,337
2023	$2,243	$2,623	$2,258	$3,066	$1,465
2024	$2,278	$2,417	$2,251	$2,872	$1,574
Annualised	3.08%	0.09%	1.98%	-0.15%	5.99%

Project details			Gains (from 2024 till 01/07/2025)
Project	District	No. of units	Average quantum	Average purchase price	ROI	No. of tnx	Average holding period (days)	Average holding period (years)
Avenue South Residence	3	1074	$204,879	$1,644,103	12.46%	76	1,626	4.5
Fourth Avenue Residences	10	476	$205,583	$1,687,195	12.18%	12	1,497	4.1
Mayfair Modern	21	171	$171,319	$1,486,613	11.52%	12	1,583	4.3
Riviere	3	455	$227,506	$2,480,259	9.17%	10	1,507	4.1

Project details			Losses (from 2024 till 01/07/2025)
Project	District	No. of units	Average quantum	Average purchase price	ROI	No. of tnx	Average holding period (days)	Average holding period (years)
Avenue South Residence	3	1074	-$196,000	$856,518	-22.88%	1	2,089	5.7
Fourth Avenue Residences	10	476	-$55,192	$1,269,755	-4.35%	5	1,477	4.0
Riviere	3	455	-$135,000	$5,233,949	-2.58%	7	680	1.9

Similarly, since all these projects were launched in the same year, their annualised growth rates are calculated from launch through 2024. Among them, Riviere is the only project showing a negative annualised growth rate. It also has the lowest ROI on its profitable transactions. While Riviere records the highest number of unprofitable sales, the losses from these transactions are the smallest compared to the others.

Irwell Hill Residences (launched in 2021)

Year	Bartley Vue	Canninghill Piers	Irwell Hill Residences	One-North Eden	The Commodore	The Reef at King’s Dock	All 99y resale condos
2021	$1,907	$2,936	$2,663	$1,988	$1,514	$2,312	$1,207
2022	$1,959	$2,944	$2,858	$2,012	$1,484	$2,453	$1,337
2023	$1,912	$3,174	$2,916	–	$1,513	$2,610	$1,465
2024	$2,045	$2,976	$2,805	$2,333	$1,512	$2,635	$1,574
Annualised	2.36%	0.45%	1.74%	5.48%	-0.04%	4.46%	9.27%

Project details			Gains (from 2024 till 01/07/2025)
Project	District	No. of units	Average quantum	Average purchase price	ROI	No. of tnx	Average holding period (days)	Average holding period (years)
Bartley Vue	19	115	$216,298	$1,780,614	12.15%	4	1,065	2.9
Canninghill Piers	6	696	$200,943	$4,138,856	4.86%	21	999	2.7
Irwell Hill Residences	9	540	$202,259	$1,702,366	11.88%	15	1,396	3.8
One-North Eden	5	165	$377,235	$1,845,014	20.45%	24	1,313	3.6
The Commodore	27	219	$198,799	$1,730,586	11.49%	26	1,386	3.8
The Reef at King’s Dock	4	429	$252,889	$1,335,942	18.93%	10	1,208	3.3

Project details			Losses (from 2024 till 01/07/2025)
Project	District	No. of units	Average quantum	Average purchase price	ROI	No. of tnx	Average holding period (days)	Average holding period (years)
Bartley Vue	19	115	-$91,000	$1,421,748	-6.40%	1	463	1.3

As with the previous two groups, the annualised growth rates for these projects are measured from their launch through 2024. Compared to other projects launched in 2021, Irwell Hill Residences’ growth rate falls on the lower end of the spectrum. The majority of these projects have recorded only profitable transactions to date, with the sole exception of Bartley Vue, which has seen just one unprofitable sale. In terms of ROI for profitable transactions, Irwell Hill Residences ranks in the mid‑range among its peers.

It’s important to note that some of these launches, such as Riviere and Irwell Hill Residences, have only recently reached completion. As a result, they have not yet built up a substantial record of resale transactions in the secondary market, unlike some of the older projects in the comparison. This shorter price history should be kept in mind when interpreting their growth rates and ROI figures.

Let’s now review the sub sale/resale quantum for the different unit types at Tribeca by the Waterfront, Martin Modern, Riviere, and Irwell Hill Residences, based on transactions recorded from 2024 through June 2025.

Resale price quantum

1-bedroom units

Project	Average transacted price	Average $PSF
Promenade Peak	Starting from $1.4Xm	Starting from $2,680
Tribeca by the Waterfront	$1,323,600	$2,514
Irwell Hill Residences	$1,370,000	$2,888

2-bedroom units

Project	Average transacted price	Average $PSF
Promenade Peak	Starting from ~$1.8Xm	Starting from $2,680
Tribeca by the Waterfront	$2,610,000	$2,526
Martin Modern	$2,121,176	$2,645
Riviere	$2,386,270	$2,895
Irwell Hill Residences	$1,883,849	$2,891

3-bedroom units

Project	Average transacted price	Average $PSF
Promenade Peak	Starting from $2.7Xm	Starting from $2,700
Tribeca by the Waterfront	$3,824,000	$2,505
Martin Modern	$3,164,047	$2,769
Riviere	$3,845,000	$2,908
Irwell Hill Residences	$2,640,000	$3,066

4-bedroom units

Project	Average transacted price	Average $PSF
Promenade Peak	Starting from $4.4Xm	Starting from $3,150
Tribeca by the Waterfront	$4,930,000	$2,588
Martin Modern	$4,855,000	$2,801
Irwell Hill Residences	$5,550,000 (new sale)	$2,491

5-bedroom units

Project	Average transacted price	Average $PSF
Promenade Peak	Starting from $6.2Xm	Starting from $3,300
Irwell Hill Residences	$7,800,000 (new sale)	$2,994

When comparing the average transacted prices of these projects with Promenade Peak’s indicative starting prices, Irwell Hill Residences comes the closest for the 1‑, 2‑, and 3‑bedroom units, though its unit sizes for these types are generally smaller and also not directly comparable, given that it is a pre-harmonisation project. 

As such, given the competitive prices at Promenade Peak, it’s safe to say that the resale prices now at Irwell Hill Residences and Riviere will have a harder time moving up in price. 

For the 4‑bedroom units, Irwell Hill Residences shows higher prices and larger sizes overall. This is partly because only one (new) 4‑bedroom unit was sold in 2024, and it happened to be one of the larger layouts. That said, Irwell Hill Residences does offer some 4‑bedroom units in a similar size range to Promenade Peak (about 1,539–1,582 sq ft), as well as larger options exceeding 2,000 sq ft.

As for the 5‑bedroom units, they come in a single size of 2,605 sq ft and are all penthouses. The unit sold in 2024 was also a brand new unit. 

Given the comparable unit types and pricing, Irwell Hill Residences is likely to be one of Promenade Peak’s key resale competitors. So let’s take a closer look at how their floor plans compare.

Floor plan analysis

1-bedroom units

Both units are 1‑Bedroom + Study layouts, with Promenade Peak’s unit being slightly larger. Their configurations, however, differ in a few key ways.

At Promenade Peak, the study is positioned between the master bedroom and the master bathroom, while at Irwell Hill Residences, the study is tucked into a corner, offering greater flexibility for alternative uses.

Although both feature open kitchens, their designs are distinct. Promenade Peak’s kitchen is split across two sides, leaving room for a small dining set in front of it. In contrast, Irwell Hill Residences has a longer, linear kitchen where the dining area can potentially be integrated as an extension of the counter.

Beyond these differences, the rest of the layout is largely similar. This makes Promenade Peak’s 1-bedder seem like a decent price, given it has a starting price that’s similar to the resale price of the recently completed Irwell Hill Residences.

2-bedroom units

Both projects offer 2‑bedroom units in a range of sizes. The two units being compared here are both 2‑bedroom, 2‑bathroom layouts with identical sizes. At 657 sq ft, this is the smallest 2‑bedroom option at Promenade Peak, while Irwell Hill Residences also offers smaller 2‑bedroom, 1‑bathroom units.

The overall layouts of these two units are fairly similar, with the key differences found in the kitchen design. While both kitchens are open and tucked into a corner, the one in Irwell Hill Residences can potentially be enclosed, an advantage for those who do frequent or heavy cooking.

Another distinction is in the entryway. At Promenade Peak, the main door opens directly into the kitchen, providing more privacy. In contrast, the main door at Irwell Hill Residences leads straight into the living area.

With prices on par with recent resale units at Irwell Hill Residences, the 2-bedroom units at Promenade Peak offer a good value, especially for buyers looking for a newer project.

3-bedroom units

Promenade Peak offers 3‑bedroom units in various sizes, whereas Irwell Hill Residences has only two configurations: a smaller 861 sq ft unit and a larger 1,270 sq ft layout. The smallest 3‑bedroom unit at Promenade Peak measures 1,033 sq ft.

Although both are 3‑bedroom, 2‑bathroom layouts, their configurations differ slightly. At Promenade Peak, all three bedrooms are spacious enough to accommodate a double bed, while in Irwell Hill Residences, one of the common bedrooms is slightly smaller and can only fit a single bed. Promenade Peak also includes a home shelter, a feature absent in Irwell Hill Residences.

In both developments, the living and dining areas share the same space and extend out to an attached balcony.

Promenade Peak’s larger and more practical layout is also attractive here given its starting price is only slightly higher than a resale transaction that recently took place for $2.64 million.

4-bedroom units

Both projects offer 4‑bedroom units in various sizes, and the ones compared here are their smallest configurations. The smallest 4‑bedroom unit at Irwell Hill Residences is noticeably larger than the smallest 4‑bedroom at Promenade Peak.

Both units feature private lifts, a luxurious touch that also enhances privacy. Beyond that, however, their layouts notably differ.

At Promenade Peak, the “entertainment” spaces (kitchen, living, and dining) are grouped on one side of the unit, while all four bedrooms are positioned on the other. This arrangement even allows for the option of adding a door to enclose the bedroom zone for greater privacy.

Irwell Hill Residences, on the other hand, adopts more of a dumbbell layout, with the living, dining, and kitchen areas flanked by bedrooms on either side.

Both kitchens include dry and wet areas, as well as a yard and a WC. Promenade Peak also offers a ventilated utility room that can double as a helper’s room, whereas Irwell Hill Residences includes a home shelter instead.

In Promenade Peak, the living and dining spaces are clearly defined and separated, while in Irwell Hill Residences, they share the same area. Promenade Peak features two ensuite bedrooms plus a third common bathroom. In contrast, Irwell Hill Residences effectively has three en-suite bedrooms, as its common bathroom is a Jack‑and‑Jill design that connects directly to one of the bedrooms.

Both master bedrooms come with walk‑in closets, but Irwell Hill Residences takes it a step further by including a walk‑in closet in its junior master as well.

Since Promenade Peak’s 4‑bedroom units start from the 44th floor onwards, you will be able to secure a higher-floor unit compared to Irwell Hill Residences, yet at a lower price point. While the unit at Promenade Peak is slightly smaller, both developments offer fairly similar features. Considering the roughly $200,000 price difference for a unit that’s about 10 storeys higher, Promenade Peak’s 4-bedder presents a compelling option.

5-bedroom units

Both projects have 5-bedroom units in just one size, with Irwell Hill Residences’ being significantly larger than Promenade Peak’s. The overall configurations are similar to their respective 4‑bedroom layouts, and both units are served by private lifts for added privacy and exclusivity.

At Promenade Peak, the entertainment spaces (living, dining, and kitchen) are positioned on one side of the unit, with all bedrooms grouped on the other. In contrast, Irwell Hill Residences places the entertainment spaces at the centre, flanked by bedrooms on both sides.

Both kitchens feature separate wet and dry areas, along with a yard and a WC. However, their dry kitchens differ in design: Promenade Peak’s functions more like a bar counter with a sink, while Irwell Hill Residences offers two dedicated counter spaces. Promenade Peak also includes a utility room, whereas Irwell Hill Residences provides a home shelter instead.

In both developments, the living and dining areas are combined into one shared space. Promenade Peak stands out by offering ensuite bathrooms for all five bedrooms, while Irwell Hill Residences has three ensuite bedrooms. Both master bedrooms feature walk‑in closets, but Irwell Hill Residences adds another walk‑in closet in its junior master, which also comes with a study area and a private balcony.

The significant increase in unit size also comes with a hefty price jump of over a million dollars. Beyond pricing, Promenade Peak offers five ensuite bedrooms, which could be a more appealing feature for some buyers.

Now, let’s move on to the new launches.

In the vicinity, there are a couple of projects that have only recently opened for preview (River Green and Robertson Opus, so we currently only have their estimated starting prices. In addition, there’s an existing launch, Union Square Residences.

Let’s take a closer look at the pricing of their available units.

New launch price quantum

Here are Promenade Peak’s starting prices and unit sizes again for reference.

Unit type	Estimated size (sqft)	Indicative starting price	Estimated starting $PSF
1-Bedroom
1-Bedroom + Study	527	$1,412,360	$2,680
2-Bedrooms
2 Bedroom	657 – 689	$1,760,760	$2,680
2 Bedroom + Study	764 – 797	$2,078,080	$2,720
3-Bedrooms
3 Bedroom	1033 – 1076	$2,789,100	$2,700
3 Bedroom Premium	1163 – 1195	$3,663,450	$3,150
4-Bedrooms
4 Bedroom Premium	1421 – 1582	$4,476,150	$3,150
5-Bedrooms
5 Bedroom Premium	1884	$6,217,200	$3,300

River Green (99-year)

Estimated starting prices

Unit type	Estimated size (sqft)	Indicative starting price	Estimated starting $PSF
1-Bedroom
1-Bedroom	420	$1,200,000	$2,857
1-Bedroom + Study	452
2-Bedrooms
2 Bedroom	527	$1,500,000	$2,846
2 Bedroom (Premium)	603	$1,720,000	$2,852
2 Bedroom + Study	657
3-Bedrooms
3 Bedroom	786 – 883	$2,250,000	$2,863
4-Bedrooms
4 Bedroom	980	$2,800,000	$2,857

Robertson Opus (999-year)

Estimated starting prices

Unit type	Estimated size (sqft)	Indicative starting price	Estimated starting $PSF
Suite
Suite	431	$1,370,000	$3,179
1-Bedroom
1-Bedroom	495	$1,580,000	$3,192
2-Bedrooms
2 Bedroom	689 – 721	$2,170,000	$3,149
2 Bedroom + Study	743
3-Bedrooms
3 Bedroom + Flexi	926 – 1044	$3,100,000	$3,348
3 Bedroom DuoFlex	990 – 1023
3 Bedroom Premium	1152
4-Bedrooms
4 Bedroom Premium	1539	$5,090,000	$3,307

Union Square Residences (99-year)

Unit type	Estimated size (sqft)	Starting price	Estimated starting $PSF
1-Bedroom
1-Bedroom	463	$1,422,000	$3,071
1 Bedroom + Study	506	$1,490,000	$2,945
2-Bedrooms
2 Bedroom	700 – 732	$2,023,000	$2,890
2 Bedroom + Study	743	$2,180,000	$2,934
3-Bedrooms
3 Bedroom	990	$2,820,000	$3,045
3 Bedroom Premium	1066	$3,176,000	$3,430
4-Bedrooms
4 Bedroom Premium	1518	$4,620,000	$3,043
Penthouse
Penthouse	4833	$21,888,000	$4,529
Sky Suite
Sky Suite	2476	$9,500,000	$3,837

Among the new launches in the area, Promenade Peak stands out with some of the lowest estimated starting $PSF. However, because its units are generally larger, its overall quantum is higher than some of the other launches.

When compared to River Green, the starting $PSF for Promenade Peak’s Promenade Collection units is lower. That said, the units in Promenade Peak are significantly larger, resulting in starting prices that are higher. This ultimately comes down to price versus size, as the difference in overall pricing between the two ranges from about $200,000 to $450,000 for the 1‑, 2‑, and 3‑bedroom units (excluding the 3‑bedroom premium), with River Green’s units being the more affordable option.

For Robertson Opus, its 999‑year tenure commands a pricing premium, though the difference appears reasonable. When comparing estimated starting prices, Robertson Opus units are about $180,000 to $400,000 more than Promenade Peak’s Promenade Collection, with unit sizes that are fairly comparable.

Union Square Residences comes closest to Promenade Peak in terms of pricing, despite having a notably higher starting $PSF. This is mainly because its unit sizes are smaller. Overall, units at Union Square Residences are priced about $22,000 to $223,000 higher than those in the Promenade Collection.

All three new launches are strong contenders. However, River Green’s lower starting prices may be more appealing to buyers considering Promenade Peak. The key question, then, is whether the smaller unit sizes are a worthwhile trade‑off.

Let’s take a closer look at their floor plans.

Floor plan analysis

1-bedroom units

For the 1‑bedroom units, Promenade Peak offers just one size, while River Green provides two options—a regular 1‑bedroom and a 1‑bedroom + Study. In this comparison, we’re focusing on the regular 1‑bedroom, as this is where the price gap is most significant.

There is a clear size difference between the two. While a study is a nice feature, in this case, it functions more as a small nook rather than a true study room that could double as a bedroom.

River Green’s bathroom is a Jack‑and‑Jill design, accessible from both the bedroom and the living area, offering added convenience. In contrast, the bathroom in Promenade Peak has a single entrance.

The kitchen layouts also differ: River Green’s kitchen is positioned in a way that allows it to be enclosed (even if only partially), whereas Promenade Peak’s kitchen is open and split across two sides.

The estimated starting price difference between these units is around $200,000, with River Green being the cheaper option. Despite its smaller size, the River Green unit still offers a practical and efficient layout.

2-bedroom units

Both projects offer 2‑bedroom units in various sizes. Here, we’re comparing their smallest units, as these have the widest estimated starting price gap.

The unit at Promenade Peak is a 2‑bedroom, 2‑bathroom layout, while River Green’s smallest 2‑bedroom comes with only 1 bathroom. Their layouts also differ: Promenade Peak features a conventional design, whereas River Green employs a dumbbell layout.

River Green’s single bathroom is a Jack‑and‑Jill style, accessible from both the master bedroom and the common area, which adds convenience given the limited number of bathrooms.

The kitchen at River Green is tucked into a corner and can potentially be enclosed. Promenade Peak’s kitchen is also positioned in a corner, but its layout makes enclosing it challenging. However, the open kitchen at Promenade Peak helps create a more spacious dining area.

There is a significant estimated starting price difference of about $300,000 between these two units, with River Green being the more affordable option.

3-bedroom units

Both projects offer 3‑bedroom units in various sizes. Here, we’re comparing their smallest units, as these have the widest estimated starting price gap.

There is a notable size difference between the two units. Both feature 3 bedrooms, 2 bathrooms, an enclosed kitchen, living and dining areas, and a home shelter, but with some subtle layout differences.

Promenade Peak’s layout includes a longer corridor, as the bedrooms are arranged sequentially in a vertical line, whereas River Green has a shorter walkway.

River Green’s common bathroom is a Jack‑and‑Jill design accessible from one of the common bedrooms, effectively creating two en-suite bedrooms. 

All three bedrooms at Promenade Peak can comfortably fit double beds, while one of River Green’s common bedrooms is smaller and only accommodates a single bed.

The estimated starting price difference between these two units is about $540,000, with River Green being the more affordable option. This price gap reflects the considerable difference in unit size, seeing as Promenade Peak’s estimated $PSF is lower. 

4-bedroom units

The price and size difference between the 4-bedroom units is substantial. The Promenade Peak unit belongs to the Promenade Suites (its more luxurious collection) and features a private lift, adding more privacy.

Promenade Peak’s unit is a 4-bedroom, 3-bathroom layout, while River Green’s is a 4-bedroom, 2-bathroom. Both have two en-suite bedrooms; however, River Green’s common bathroom is a Jack-and-Jill design accessible from one of the common bedrooms.

The kitchen at River Green is a standard enclosed layout, whereas Promenade Peak offers a wet and dry kitchen with an adjacent yard, WC, and utility room.

The balcony at Promenade Peak runs the full length of the living room, making it notably larger than River Green’s balcony, which extends only along the width of the living room.

The master bedroom at Promenade Peak boasts a bathtub and a walk-in closet, features absent in River Green’s unit.

While Promenade Peak’s unit clearly offers more luxurious features, River Green’s layout remains practical and functional despite the simpler design.

The estimated starting price difference between the two units is a staggering $1.6M, with River Green being the more affordable option, a gap large enough to buy a 1-bedroom unit!

Let’s examine the potential buyer pool for this area by looking into the previous properties owned by buyers who have purchased units in District 9 in recent years.

Disclaimer: Even though Promenade Peak is not technically in District 9, its location and profile matches closer to developments there than in District 3.

Potential buyer pool

Year	HDB	Private property	Unknown	% of HDB upgraders	% of existing private property owners
2020	132	620	70	16.06%	75.43%
2021	257	1291	187	14.81%	74.41%
2022	183	877	93	15.87%	76.06%
2023	143	664	65	16.40%	76.15%
2024	147	574	45	19.19%	74.93%
Up till June 2025	60	316	26	14.93%	78.61%

The proportion of HDB upgraders and previous private property owners in the district has remained fairly consistent, with the majority of buyers having already owned private property before making their purchase here.

Now, let’s take a look at the estimated supply of private properties in District 9.

Supply of private properties in the area (estimated)

No. of bedrooms	1-bedroom	2-bedrooms	3-bedrooms	4-bedrooms	5-bedrooms
Total	5,325	6,765	6,874	1,592	118

Recent transaction volume (resale only)

Year	1-bedroom	2-bedrooms	3-bedrooms	4-bedrooms	5-bedrooms
2020	100	121	202	105	6
2021	177	230	314	147	8
2022	129	177	204	96	4
2023	95	132	169	64	2
2024	118	182	216	87	6
Up till June 2025	64	86	120	52	4

The district has a larger supply of 2- and 3-bedroom units, with significantly fewer larger units, particularly 5-bedroom apartments. Transaction volumes generally reflect this supply distribution.

Next, let’s examine the average resale quantum for 2025, up to June.

Average resale prices 

	1-bedroom	2-bedrooms	3-bedrooms	4-bedrooms	5-bedrooms
All projects in D9	$1,375,412	$2,286,799	$3,379,491	$5,507,939	$10,332,500
All 99-year leasehold condos in D9	$1,203,500	$2,079,071	$3,144,842	$4,191,667	$6,300,000
All 999-year/freehold condos in D9	$1,403,834	$2,368,639	$3,468,385	$6,041,563	$11,676,667

Compared to other 99-year leasehold condos in District 9, Promenade Peak’s 1-bedroom units are priced higher, while its smaller 2- and 3-bedroom units are more affordable than the district average. Its 4-bedroom units command a premium of slightly over $200,000 compared to the average, whereas its 5-bedroom units are priced about $100,000 below the district average.

Next, let’s take a look at the average rental yield in District 9.

Average rental yield

	1-bedroom	2-bedrooms	3-bedrooms	4-bedrooms	5-bedrooms
Average price in 2025 (up till June)	$1,375,412	$2,286,799	$3,379,491	$5,507,939	$10,332,500
Average rent in 2024	$4,086	$5,570	$7,975	$11,647	$16,412
Rental yield	3.56%	2.92%	2.83%	2.54%	1.91%

Given the significantly higher quantum of larger unit types, it’s natural that their rental yields are lower compared to smaller units.

Summary

Promenade Peak launches with an indicative starting price in the range of $2,680 to $3,300 PSF, translating to about $1.4M for its smallest 1‑bedroom units and up to around $6.2M for the largest 5‑bedroom units. 

Promenade Peak enters the market at a price point that, while not aggressive, holds its own when compared to resale transactions in the same neighbourhood. For example, 2-bedroom units here are priced similarly to those at Irwell Hill Residences, a resale development just across the river, making this launch all the more attractive for buyers who value a new lease, fresh facilities, and contemporary layouts.

What sets Promenade Peak apart is its thoughtful segmentation of unit types within a single tower. The clear distinction between the Promenade Collection and Promenade Suites gives buyers options across budgets, while maintaining transparency in pricing. The 3-bedroom category, in particular, offers a meaningful upgrade path, from compact layouts with lower entry prices to larger premium units with private lifts, dry kitchens, and utility spaces, for around $300,000 more.

Its $PSF is in line with other city fringe and CCR launches, but the larger-than-average unit sizes mean overall quantums may feel higher than newer launches like River Green, which trade off space for a lower headline price. Still, for those who value square footage, the uplift in liveability may justify the cost.

With future competition likely from nearby sites like River Valley Green (Parcel B) and Zion Road (Parcel A), Promenade Peak sets an early benchmark in the area. Whether it resonates with buyers will come down to how much they value space, specifications, and the assurance of buying new, all at a price that’s already being validated by the resale market.