Most Singapore landed property is freehold (perpetual ownership) — particularly inter-terrace, semi-detached, bungalow, and GCB. 99-year leasehold landed exists primarily in Sentosa Cove and a few specific developments. Freehold landed commands 10-20% PSF premium over 99-year landed and avoids lease-decay erosion. Long-term hold favours freehold; flippers may consider 99-year for entry pricing.
Freehold vs 99-year landed: comparison
| Item | Freehold landed | 99-year leasehold landed |
|---|---|---|
| Land ownership | Perpetual | 99 years from issue |
| Examples | Most mainland landed | Sentosa Cove, specific developments |
| Typical PSF premium | +10-20% vs 99-year | — |
| Lease decay impact | None | Significant after year 50 |
| Resale liquidity | Higher | Lower (especially under 60 years left) |
| CPF usage | Standard rules | Tighter (lease coverage to age 95) |
When each makes sense
- Freehold: Long-hold (10+ years), legacy property, family inheritance plans
- 99-year: Cheaper entry to landed lifestyle, willing to accept lease-decay later
FAQ
Can 99-year leases be extended?
Government decides; no automatic extension. Some extensions have been granted to specific properties via Land Acquisition Act.
What's the lease decay curve for landed?
Similar to HDB — minimal under 90 years; 15-30% discount at 50 years remaining; significant impact under 30 years.
Are there 999-year landed properties?
Yes — some historical "999-year leasehold" land grants exist; effectively treated like freehold for valuation purposes.