Hi - just to share some experience.

Normally - the rebates and discounts would not show on the SPA.

Reason being the loan amount % is calculated from the SPA price, hence there some banks may give high % loan based on the SPA price.

If it uses the nett discounted amount, then the loan amount may be much lower which is not preferred by some buyers.

It could be the same for most projects - however to protect yourself, i believe there would be a separate quotation which is provided by the developer to you.

Believe next time when a owner sells the property, owner would also be using the SPA amount and not the nett discounted amount.

My 2 cents.