What a lease is worth
The table the State uses to price a lease, and what one more year of holding costs.
The figures below are an example. Replace them with yours — they stay in this browser.
- What changed it
- The 60-year row: 80.0% of freehold, and a 0.50-point fall to the next year, applied to your S$600,000.
- What this cannot know
- What a buyer will pay. This is a government schedule, not a market forecast.
- Next useful step
- Inspect the full table and filed evidence ↓The curve, then what was actually paid.
The table: 99 years, as a share of freehold
The State’s own schedule80.0% of freehold60 yrs leftselected lease — point at the chart to read any year
| A fresh 99-year leasenot 100% — a lease has never been a freehold | 96% |
| 60 years leftfalls 0.50 points a year here | 80% |
| 30 years leftfalls 1.00 points a year here | 60% |
| A year costs six times more at the end than the start20 years left against 95 — the same lease, the same table | 1.40 vs 0.20 pts |
This is a schedule, not a forecast. It does not know your block, floor, town or what anyone will pay, and says nothing about when to buy, hold or sell.
Why the curve bends
Value does not fall by one ninety-ninth a year. Half the lease gone leaves 74.7% of freehold, not half — the early decades are gentle and the last ones steep, which is why the cost of waiting is small for a long time and then is not. It is the table the State applies when it prices a lease renewal, differential premium or land betterment charge.
What was actually paid80,684 filed transactions
$540 psf60–69 yrs leftnearest filed lease band — point at the chart to read any band
This is not a measurement of lease decay. It is the median filed price at each remaining-lease band, and nothing is held constant: older leases sit in different towns, in different flat types, on different floors, built to different standards. Read it as what buyers paid, not as what the lease did to the price.
HDB Resale Flat Prices (data.gov.sg) · 36 months of filed resales · accessed 2026-09-30
Leasehold Values as a Percentage of Freehold Value · source: Singapore Land Authority
Transcribed 2026-08-31 from Table 1 of Kwong, Goh & Ti (2025), Unpacking Singapore’s leasehold relativity table, whose own source line reads “Singapore Land Authority” — SLA does not publish the table at any URL findable on 2026-08-31. All 99 rows are present and rise with the term.