Key Takeaways
- 30,412 condo sales in 2025, segmented by 118 lease tenure types.
- 99 yrs lease commencing from 2024 tenure dominated with 6,957 transactions.
- Freehold properties commanded a 518.8% PSF premium over 99-year leasehold.
- Freehold average PSF was $2,077 psf vs $336 psf for 99-year leasehold.
Overview
An analysis of 2025 Singapore condo sales segmented by lease tenure. Tenure is one of the most important pricing factors: freehold and 999-year properties typically command significant premiums over 99-year leasehold equivalents. This report quantifies that gap using 30,412 recorded transactions.
30,412
Total Sales
118
Tenure Types
+518.8%
Freehold Premium over 99-yr
Sales by Lease Tenure
| Tenure | Transactions | Share | Avg PSF | Avg Price | Avg Size (sqft) | YoY PSF Change |
|---|---|---|---|---|---|---|
| 99 yrs lease commencing from 2024 | 6,957 | 22.9% | $2,538 psf | $2,221,100 | 883 | ↓ 2.1% |
| Freehold | 6,460 | 21.2% | $2,077 psf | $3,745,310 | 1,845 | ↑ 3.1% |
| 99 yrs lease commencing from 2023 | 2,643 | 8.7% | $2,421 psf | $2,025,960 | 854 | ↑ 7.1% |
| 99 yrs lease commencing from 2018 | 1,208 | 4.0% | $2,002 psf | $1,622,830 | 803 | ↓ 1.0% |
| 99 yrs lease commencing from 2012 | 982 | 3.2% | $1,564 psf | $1,534,444 | 1,008 | ↑ 4.0% |
| 99 yrs lease commencing from 2011 | 979 | 3.2% | $1,587 psf | $1,573,110 | 1,006 | ↑ 5.1% |
| 99 yrs lease commencing from 2014 | 829 | 2.7% | $1,633 psf | $1,404,057 | 874 | ↑ 5.8% |
| 99 yrs lease commencing from 2025 | 799 | 2.6% | $2,312 psf | $2,139,023 | 925 | -- |
| 99 yrs lease commencing from 2019 | 743 | 2.4% | $2,281 psf | $1,993,989 | 870 | ↑ 0.8% |
| 99 yrs lease commencing from 2010 | 729 | 2.4% | $1,535 psf | $1,631,128 | 1,091 | ↑ 4.7% |
| 99 yrs lease commencing from 2022 | 655 | 2.2% | $2,318 psf | $2,771,720 | 1,200 | ↑ 10.4% |
| 99 yrs lease commencing from 2013 | 641 | 2.1% | $1,701 psf | $1,588,098 | 956 | ↑ 4.1% |
| 99 yrs lease commencing from 2015 | 548 | 1.8% | $1,722 psf | $1,463,148 | 867 | ↑ 6.9% |
| 99 yrs lease commencing from 1997 | 464 | 1.5% | $1,321 psf | $1,885,405 | 1,453 | ↑ 5.3% |
| 99 yrs lease commencing from 2017 | 452 | 1.5% | $2,097 psf | $1,642,847 | 798 | ↑ 3.6% |
| 99 yrs lease commencing from 2016 | 423 | 1.4% | $1,937 psf | $1,798,742 | 921 | ↓ 1.0% |
| 99 yrs lease commencing from 1996 | 317 | 1.0% | $1,248 psf | $1,731,059 | 1,408 | ↓ 1.6% |
| 99 yrs lease commencing from 2008 | 315 | 1.0% | $1,628 psf | $1,973,591 | 1,231 | ↑ 4.9% |
| 999 yrs lease commencing from 1841 | 285 | 0.9% | $3,126 psf | $2,698,533 | 883 | ↑ 30.1% |
| 99 yrs lease commencing from 1995 | 258 | 0.8% | $1,321 psf | $1,887,281 | 1,486 | ↑ 9.8% |
| 99 yrs lease commencing from 2007 | 244 | 0.8% | $1,823 psf | $2,680,652 | 1,473 | ↑ 2.1% |
| 99 yrs lease commencing from 2021 | 226 | 0.7% | $2,272 psf | $2,558,008 | 1,114 | ↑ 28.6% |
| 99 yrs lease commencing from 2006 | 212 | 0.7% | $1,751 psf | $2,586,255 | 1,482 | ↑ 1.5% |
| 99 yrs lease commencing from 2000 | 200 | 0.7% | $1,247 psf | $1,575,916 | 1,277 | ↑ 3.7% |
| 99 yrs lease commencing from 1994 | 189 | 0.6% | $1,382 psf | $2,592,716 | 1,925 | ↑ 4.0% |
| 999 yrs lease commencing from 1885 | 184 | 0.6% | $1,794 psf | $3,272,307 | 1,819 | ↑ 3.7% |
| 99 yrs lease commencing from 2002 | 176 | 0.6% | $1,632 psf | $1,727,035 | 1,107 | ↑ 1.5% |
| 99 yrs lease commencing from 2001 | 154 | 0.5% | $1,326 psf | $1,939,180 | 1,507 | ↑ 6.1% |
| 99 yrs lease commencing from 1993 | 134 | 0.4% | $1,422 psf | $1,774,792 | 1,253 | ↑ 5.0% |
| 99 yrs lease commencing from 2009 | 129 | 0.4% | $1,605 psf | $2,094,211 | 1,366 | ↑ 0.4% |
| 99 yrs lease commencing from 2020 | 120 | 0.4% | $2,095 psf | $1,775,264 | 861 | ↓ 15.7% |
| 99 yrs lease commencing from 1991 | 117 | 0.4% | $1,320 psf | $1,665,533 | 1,263 | ↓ 1.5% |
| 99 yrs lease commencing from 2004 | 115 | 0.4% | $1,684 psf | $2,137,773 | 1,323 | ↑ 8.2% |
| 99 yrs lease commencing from 2005 | 108 | 0.4% | $1,727 psf | $2,262,035 | 1,335 | ↓ 0.6% |
| 99 yrs lease commencing from 1998 | 105 | 0.3% | $1,412 psf | $1,787,300 | 1,283 | ↑ 5.8% |
| 999 yrs lease commencing from 1879 | 89 | 0.3% | $1,951 psf | $5,648,025 | 3,476 | ↑ 6.6% |
| 99 yrs lease commencing from 1982 | 88 | 0.3% | $1,215 psf | $1,666,435 | 1,409 | ↓ 0.9% |
| 999 yrs lease commencing from 1877 | 87 | 0.3% | $2,061 psf | $2,885,993 | 1,438 | ↑ 2.3% |
| 99 yrs lease commencing from 1992 | 71 | 0.2% | $1,080 psf | $1,343,719 | 1,226 | ↑ 0.4% |
| 99 yrs lease commencing from 1999 | 64 | 0.2% | $1,912 psf | $2,577,988 | 1,380 | ↑ 5.5% |
| 999 yrs lease commencing from 1882 | 59 | 0.2% | $1,615 psf | $1,964,994 | 1,196 | ↑ 5.3% |
| 999 yrs lease commencing from 1876 | 51 | 0.2% | $1,873 psf | $4,473,216 | 2,595 | ↑ 7.2% |
| 999 yrs lease commencing from 1875 | 44 | 0.1% | $2,242 psf | $6,794,086 | 2,952 | ↑ 12.4% |
| 956 yrs lease commencing from 1928 | 44 | 0.1% | $1,749 psf | $2,432,067 | 1,429 | ↓ 2.7% |
| 999 yrs lease commencing from 1886 | 39 | 0.1% | $1,540 psf | $4,073,834 | 2,593 | ↓ 5.7% |
| 999 yrs lease commencing from 1954 | 38 | 0.1% | $2,062 psf | $5,982,237 | 2,984 | ↑ 19.6% |
| 99 yrs lease commencing from 1976 | 35 | 0.1% | $1,025 psf | $1,463,800 | 1,444 | ↑ 3.2% |
| 999 yrs lease commencing from 1878 | 33 | 0.1% | $1,801 psf | $3,400,747 | 1,933 | ↑ 8.5% |
| 99 yrs lease commencing from 1977 | 32 | 0.1% | $1,165 psf | $1,960,587 | 1,705 | ↑ 1.9% |
| 99 yrs lease commencing from 1979 | 29 | 0.1% | $1,307 psf | $3,784,517 | 2,893 | ↓ 14.5% |
| 99 yrs lease commencing from 1984 | 28 | 0.1% | $1,053 psf | $1,721,210 | 1,641 | ↓ 1.3% |
| 99 years leasehold | 27 | 0.1% | $2,456 psf | $3,845,370 | 1,318 | ↓ 8.7% |
| 999 yrs lease commencing from 1955 | 27 | 0.1% | $1,945 psf | $5,779,793 | 3,036 | ↑ 10.0% |
| 999 yrs lease commencing from 1883 | 26 | 0.1% | $1,771 psf | $3,616,376 | 2,082 | ↑ 6.4% |
| 99 yrs lease commencing from 1975 | 24 | 0.1% | $1,140 psf | $2,014,824 | 1,759 | ↑ 7.4% |
| 99 yrs lease commencing from 1968 | 21 | 0.1% | $1,254 psf | $1,111,054 | 910 | ↓ 2.2% |
| 99 yrs lease commencing from 2003 | 21 | 0.1% | $1,446 psf | $1,913,345 | 1,355 | ↑ 10.6% |
| 99 yrs lease commencing from 1990 | 19 | 0.1% | $1,439 psf | $2,430,994 | 1,611 | ↑ 8.6% |
| 999 yrs lease commencing from 1956 | 19 | 0.1% | $2,078 psf | $5,290,713 | 2,691 | ↑ 4.2% |
| 103 yrs lease commencing from 2009 | 18 | 0.1% | $1,747 psf | $2,137,031 | 1,486 | ↑ 0.3% |
| 999 yrs lease commencing from 1884 | 16 | 0.1% | $1,986 psf | $3,405,406 | 1,787 | ↑ 4.1% |
| 60 yrs lease commencing from 2013 | 16 | 0.1% | $1,470 psf | $637,806 | 435 | ↑ 2.8% |
| 946 yrs lease commencing from 1938 | 15 | 0.0% | $1,116 psf | $1,783,467 | 1,899 | ↑ 0.4% |
| 103 yrs lease commencing from 2002 | 15 | 0.0% | $1,711 psf | $1,945,133 | 1,119 | ↑ 6.4% |
| 929 yrs lease commencing from 1953 | 14 | 0.0% | $2,159 psf | $2,461,500 | 1,144 | ↑ 3.7% |
| 102 yrs lease commencing from 1978 | 13 | 0.0% | $1,030 psf | $1,699,923 | 1,651 | ↑ 1.8% |
| 99 yrs lease commencing from 1983 | 12 | 0.0% | $878 psf | $1,621,891 | 1,868 | ↑ 1.0% |
| 102 yrs lease commencing from 1996 | 12 | 0.0% | $1,755 psf | $4,545,000 | 2,590 | ↑ 6.9% |
| 99 yrs lease commencing from 1970 | 11 | 0.0% | $1,203 psf | $1,503,636 | 1,296 | ↑ 1.9% |
| 103 yrs lease commencing from 1975 | 11 | 0.0% | $1,040 psf | $1,616,364 | 1,556 | ↑ 3.5% |
| 99 yrs lease commencing from 1980 | 10 | 0.0% | $1,596 psf | $2,496,500 | 1,630 | ↓ 5.9% |
| 999 yrs lease commencing from 1995 | 10 | 0.0% | $2,582 psf | $6,031,250 | 2,336 | ↑ 4.3% |
| 999 yrs lease commencing from 1953 | 10 | 0.0% | $1,805 psf | $7,679,880 | 4,332 | ↑ 22.7% |
| 103 yrs lease commencing from 1977 | 8 | 0.0% | $1,040 psf | $1,776,875 | 1,707 | ↓ 0.5% |
| 70 yrs lease commencing from 1964 | 6 | 0.0% | $199 psf | $530,667 | 2,796 | ↑ 4.3% |
| 999 yrs lease commencing from 1874 | 6 | 0.0% | $1,311 psf | $9,094,333 | 7,011 | ↓ 26.2% |
| 99 yrs lease commencing from 1973 | 6 | 0.0% | $1,230 psf | $1,371,000 | 1,078 | ↑ 5.9% |
| 103 yrs lease commencing from 2013 | 6 | 0.0% | $1,069 psf | $3,257,804 | 3,044 | ↑ 4.8% |
| 947 yrs lease commencing from 1934 | 5 | 0.0% | $1,612 psf | $2,750,100 | 1,687 | ↓ 34.1% |
| 110 yrs lease commencing from 2017 | 5 | 0.0% | $2,350 psf | $1,856,898 | 790 | ↓ 4.3% |
| 99 yrs lease commencing from 1952 | 5 | 0.0% | $324 psf | $863,778 | 2,864 | ↓ 29.4% |
| 100 yrs lease commencing from 1986 | 4 | 0.0% | $1,062 psf | $1,797,200 | 1,693 | ↑ 0.5% |
| 103 yrs lease commencing from 2010 | 4 | 0.0% | $2,062 psf | $1,687,500 | 813 | ↑ 4.1% |
| 999 yrs lease commencing from 1937 | 4 | 0.0% | $1,912 psf | $1,982,886 | 1,052 | ↑ 0.8% |
| 999 yrs lease commencing from 1881 | 3 | 0.0% | $1,966 psf | $4,526,667 | 2,380 | ↑ 29.6% |
| 99 yrs lease commencing from 1965 | 3 | 0.0% | $645 psf | $2,533,333 | 3,920 | ↑ 158.3% |
| 947 yrs lease commencing from 1937 | 3 | 0.0% | $1,869 psf | $1,765,933 | 951 | ↑ 2.7% |
| 99 yrs lease commencing from 1947 | 3 | 0.0% | $301 psf | $1,365,333 | 4,631 | ↓ 10.9% |
| 953 yrs lease commencing from 1931 | 3 | 0.0% | $1,530 psf | $6,486,667 | 4,628 | ↑ 36.3% |
| 99 years lease commencing from 2022 | 2 | 0.0% | $2,566 psf | $2,413,000 | 942 | ↓ 0.3% |
| 99 yrs lease commencing from 1954 | 2 | 0.0% | $458 psf | $1,500,000 | 3,274 | -- |
| 103 yrs lease commencing from 1974 | 2 | 0.0% | $1,135 psf | $2,174,000 | 1,916 | ↓ 5.6% |
| 103 yrs lease commencing from 2011 | 2 | 0.0% | $1,350 psf | $4,365,000 | 3,235 | -- |
| 9999 yrs lease commencing from 1964 | 2 | 0.0% | $1,317 psf | $1,985,000 | 1,507 | -- |
| 85 yrs lease commencing from 1990 | 2 | 0.0% | $959 psf | $1,270,000 | 1,324 | ↑ 9.7% |
| 999 years leasehold | 2 | 0.0% | $2,962 psf | $3,159,500 | 1,135 | -- |
| 999 yrs lease commencing from 1827 | 2 | 0.0% | $2,098 psf | $2,758,444 | 1,292 | ↓ 7.9% |
| 103 yrs lease commencing from 2008 | 2 | 0.0% | $1,156 psf | $3,667,500 | 3,175 | ↓ 1.3% |
| 940 yrs lease commencing from 1941 | 2 | 0.0% | $1,856 psf | $4,250,000 | 2,289 | ↓ 14.6% |
| 9999 yrs lease commencing from 1961 | 2 | 0.0% | $1,395 psf | $1,344,000 | 974 | ↑ 100.0% |
| 945 yrs lease commencing from 1936 | 1 | 0.0% | $2,367 psf | $3,890,000 | 1,644 | ↑ 25.2% |
| 9999 yrs lease commencing from 1993 | 1 | 0.0% | $1,597 psf | $1,650,000 | 1,033 | -- |
| 999 yrs lease commencing from 1958 | 1 | 0.0% | $1,911 psf | $4,408,000 | 2,307 | ↑ 17.3% |
| 9999 yrs lease commencing from 1957 | 1 | 0.0% | $833 psf | $950,000 | 1,141 | -- |
| 999999 yrs lease commencing from 1990 | 1 | 0.0% | $1,333 psf | $1,750,000 | 1,313 | -- |
| 9999 yrs lease commencing from 1960 | 1 | 0.0% | $1,025 psf | $3,300,000 | 3,218 | ↓ 0.3% |
| 999999 yrs lease commencing from 1963 | 1 | 0.0% | $723 psf | $1,200,000 | 1,661 | -- |
| 9999 yrs lease commencing from 1958 | 1 | 0.0% | $912 psf | $1,050,000 | 1,152 | -- |
| 999999 yrs lease commencing from 1950 | 1 | 0.0% | $542 psf | $1,150,000 | 2,120 | -- |
| 999 yrs lease commencing from 1960 | 1 | 0.0% | $1,250 psf | $1,440,000 | 1,152 | ↓ 13.0% |
| 998 yrs lease commencing from 1885 | 1 | 0.0% | $1,607 psf | $1,730,000 | 1,076 | -- |
| 93 yrs lease commencing from 1979 | 1 | 0.0% | $1,135 psf | $965,000 | 850 | ↓ 2.3% |
| 101 yrs lease commencing from 1985 | 1 | 0.0% | $1,672 psf | $810,000 | 484 | -- |
| 999999 yrs lease commencing from 1958 | 1 | 0.0% | $993 psf | $1,600,000 | 1,611 | ↑ 6.9% |
| 9999 yrs lease commencing from 1997 | 1 | 0.0% | $1,303 psf | $1,445,000 | 1,109 | -- |
| 99 yrs lease commencing from 1981 | 1 | 0.0% | $882 psf | $1,880,000 | 2,131 | ↓ 4.1% |
| 99 yrs lease commencing from 1972 | 1 | 0.0% | $986 psf | $1,720,000 | 1,744 | ↑ 74.2% |
| 99 yrs lease commencing from 1957 | 1 | 0.0% | $336 psf | $3,330,000 | 9,923 | -- |
Market Commentary
In 2025, tenure remained a decisive factor in condo pricing. Freehold properties commanded a 518.8% PSF premium over 99-year leasehold units. While freehold properties hold their value better over the long term, 99-year leasehold units offer lower entry points and can deliver strong returns when purchased early in their lease cycle.
Buyers should consider remaining lease years relative to their investment horizon. A 99-year property with 80+ years remaining may offer comparable value to freehold in a high-growth district. Use the Mortgage Calculator to model monthly payments across tenure types.
Key Events
Editorial analysis for this section is being prepared.
Frequently Asked Questions
How much more do freehold condos cost compared to leasehold in 2025?
Freehold and 999-year condos typically trade at a significant PSF premium over 99-year leasehold properties. In 2025, this premium was approximately 518.8%. The premium varies by location and property age.
Is it better to buy a freehold or 99-year leasehold condo?
Freehold condos hold value better long-term, but 99-year leasehold properties offer lower entry prices and can still appreciate strongly if purchased early in the lease cycle. Your investment horizon and budget are the key deciding factors.
What lease tenure types are available for Singapore condos?
The main tenure types are 99-year leasehold (most common), 999-year leasehold (effectively perpetual), and freehold. Some older properties may have shorter remaining leases. In 2025, 118 distinct tenure categories were recorded across 30,412 transactions.
Explore more market data and tools on ShiokNest.
Methodology & Sources
This analysis covers the specified calendar year and is updated annually.
Transaction data sourced from URA REALIS.
- Year-over-year (YoY) comparisons use the previous calendar year as baseline.
- Full transaction data sourced from URA REALIS.
Median values used to minimize outlier impact. PSF = price per square foot.