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.
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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.
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