The Promotions List Is Sorted Backwards. Here Is How to Read It Correctly.

Singapore's private new-launch market is rising — prices climbed 1.3% in Q1 2026, the strongest quarterly gain in five quarters. Into that backdrop, nine projects are currently running promotions. A buyer browsing the list will naturally sort by the headline saving. That instinct produces the wrong answer.

Here is the full list, sorted the way most buyers would sort it: largest headline discount first.

Source: PropNex price list snapshot, 5 June 2026.

The project advertising a $454,000 saving has one unit left. The project with 270 units still unsold — 73.6% of its total — is offering a maximum saving of $60,000.

Sorted by dollar saving, the list runs almost perfectly backwards as a measure of developer motivation. The projects with the loudest headline numbers have the fewest units left to clear. The projects with the most urgent need to move inventory either publish small dollar figures or no figure at all. The rest of this article explains why — and what to look at instead.

Three completely different postures wearing the same label

The word "promotion" is doing a lot of work on this list. It covers at least three structurally different developer positions.

The starbuy on the last unit. Blossoms By The Park (one-north area, Buona Vista MRT) lists unit #27-06 — a high-floor 4-bedder of 1,884 sqft — at $4,169,000 with a stated saving of $454,000. That is a large number in absolute terms. It is also under 10% off the implied original asking price of roughly $4,623,000. More importantly: this is the only unit left in a 275-unit project. A starbuy on the last remaining unit is a clearing price on whatever the developer could not sell at standard pricing. The $454,000 figure tells you the developer wants to close the books on this project — but it tells you nothing useful if you are not specifically in the market for that exact unit.

The structural rebate across the whole project. Grand Dunman (Dakota MRT, D15) is doing something entirely different. It has 87 units left across 1,008 total — 8.6% unsold — and it is offering a tiered rebate that applies across every bedroom type: $20,000 on 1-bedders, scaling up to $100,000 on penthouses and Grand Block 5-bedders. The 1-bedder entry sits at $1,412,000 ($2,506 psf after discount). The project has already topped out and buyers can inspect the completed building. The rebate is systematic because the goal is systematic clearance — this developer is not trying to clear one outlier unit; it is working through a remaining inventory of 87 homes.

The named promo units in the middle. The Continuum (freehold, also near Dakota MRT, D15) sits between these two positions. Three specific units are named: Blk 2 #03-29, #04-29, and #05-29 — all 4-bedroom Prestige units of 1,690 sqft, priced at $4,481,000 to $4,515,000 ($2,651–$2,672 psf), with a stated saving of up to $278,000. This is not a starbuy on the last unit — there are 42 units left across the project — but it is also not a blanket rebate on everything available. Three specific units are being flagged, probably because they share a stack and the developer wants them gone. The $278,000 figure is real, but it applies to three named units at three specific floor levels, not to the 42 units remaining overall.

The promotions list collapses all three postures into one headline column. That is why sorting by dollar figure produces a misleading picture of where the real motivation sits.

The most motivated developer is advertising the smallest dollar number

The Collective at One Sophia (Mount Sophia, about a 7-minute walk from Dhoby Ghaut MRT) has 270 of 367 units unsold. That is 73.6% of the project — by far the highest unsold percentage on the entire list. Its TOP date is 2032. The developer is carrying the cost of a near-empty CCR tower for at least six more years.

And yet its maximum discount is $60,000 on a 3-bedder. That looks modest next to Blossoms' $454,000 headline.

The mechanics are straightforward. The Collective's base prices are lower than the D15 freehold projects — so the absolute dollar figure of its rebate is smaller even though the developer's pressure to move units is far greater. A $60,000 rebate on a $1.5M unit is a 4% cut. A $454,000 saving on a $4.6M unit is under 10%. In percentage terms the gap closes considerably, but the headline numbers look nothing alike.

There is a harder question underneath this, though. Does 73.6% unsold at a CCR project simply mean the developer needs to try harder on price? Not necessarily. The Collective is a 99-year lease project in D9 with a 2032 completion. CCR buyers on a budget have genuine freehold alternatives in the same city-fringe corridor. The product — a leasehold unit you cannot collect for six years, in a market where CCR freehold stock is available — faces structural demand headwinds that a $60,000 rebate may not be able to overcome alone. The discount is necessary. It may not be sufficient.

CCR developers are not discounting. They are making prices visible.

Three other CCR projects sit in the bottom half of the list: Aurea (Nicoll Highway MRT, 27.7% unsold), Midtown Bay (Esplanade MRT, 26.9% unsold), and One Marina Gardens (Marina South MRT, 31.6% unsold — 296 units remaining out of 937).

None of them publish a dollar saving figure. Their "promotions" are entry price announcements: Aurea from $2,629 psf, Midtown Bay 1-bedders from $1,488,000, One Marina Gardens 2-bedders from $1,835,300 at $2,793 psf.

This is a different communication posture entirely. CCR developers typically do not publish list prices openly — announcing an entry price is a promotional act in itself, signalling to buyers who might have assumed they could not afford the project that there is a floor price they can actually look at. It is not a price cut. No money is being taken off. The developer is simply making the bottom of the range visible.

One Marina Gardens stands out here. 296 units unsold represents a larger absolute inventory than anything else on the list except The Collective. But because there is no dollar saving attached to its promotion, a buyer sorting by headline discount would not even see it as a motivated seller. That is exactly the kind of mismatch this list produces.

Cape Royale: when the incentive is financing, not price

Cape Royale sits on Sentosa Cove (25 Cove Way, accessed via the Sentosa Express monorail from VivoCity/HarbourFront — there is no practical walking route to the mainland MRT network). It has 94 of 302 units unsold — 31.1%. It is the oldest project on the list by more than a decade, with TOP in 2013 and approximately 85 years remaining on its 99-year lease.

It publishes no dollar saving. Instead, it is offering a deferred payment scheme and an enhanced deferred payment scheme — arrangements that let buyers pay a smaller upfront deposit and push the bulk of the payment further out.

This is a financing concession, not a price concession. The stated PSF entry from $1,910 is the lowest on the entire promotions list — a 3-bedder starts at $3,520,000. But the product carries its own distinct set of constraints: Sentosa Cove has a different buyer profile, foreign purchasers face the standard residential ABSD (60% for foreigners as of April 2023), there are no hawker centres or shopping malls within walking reach, and a 13-year-old project with 31% still unsold suggests persistent demand headwinds that predate any recent market cycle.

The deferred payment is doing the job that a price reduction would do in another project. But because no dollar figure is attached, it does not appear on most buyers' promotional radar at all.

A brief note on LakeGarden

LakeGarden Residences (Yuan Ching Road, OCR D22) has 4 units left — roof units at $2,084–$2,108 psf (~1,292 sqft) and a Stack 09 3-bedder-plus-study. At $2,084 psf, these are the lowest PSF of any actively promoted project on the list. For OCR context: Grand Dunman 1-bedders are at $2,506 psf; other western OCR benchmarks sit in the $2,466–$2,630 psf range. The gap is real.

The trade-off is also real. Lakeside MRT is approximately 1.1km away — a 24-minute walk. The hawker centre at Taman Jurong Market & Food Centre is 0.4km away, which is a genuine positive. But with only 4 units available, the PSF comparison is more of a data point than an opportunity window. At the pace of the wider market, these may not last long regardless of discount.

How to read the list correctly

The headline discount column tells you the dollar amount the developer is willing to put on paper. It does not tell you how motivated the developer is, how much room there is to negotiate further, or whether the promotion applies to units you would actually want to buy.

The more useful column is % unsold — combined with the type of discount being offered.

A tiered rebate applied across all bedroom types (Grand Dunman, The Collective) signals that the developer wants systematic clearance and has set a price the market can work with. A starbuy on a single named unit (Blossoms, specific Continuum units) signals that one particular unit needs a clearing price, not that the project is broadly motivated. An entry price announcement with no dollar saving (Aurea, Midtown Bay, One Marina Gardens) signals that the developer is opening the door without cutting price. A financing scheme with no dollar saving (Cape Royale) signals that the developer is helping buyers get in the door without formally reducing the headline number.

The projects with the most units left — The Collective at 73.6%, One Marina Gardens at 31.6%, Cape Royale at 31.1% — are the ones where a buyer might reasonably have a conversation about terms. The project with the $454,000 headline has one unit left. The conversation there is not about motivation. It is simply about whether that specific unit is what you want.