# 99-Year Leasehold - Topic: Private property - Last updated: 6 Nov 2026 - Fact-checked against official government sources: 6 Nov 2026 - Canonical URL: https://propertymeter.sg/glossary/leasehold/ ## What is a 99-year leasehold? A 99-year leasehold is a property you own for a fixed 99 years, after which the land and buildings generally return to the State. It is the standard tenure for HDB flats, executive condominiums and condos on Government Land Sales sites, because since 1967 the State has sold private residential land on leases of no more than 99 years. ## Key facts - **Length:** 99 years from the start of the lease - **At the end of the lease:** Land generally reverts to the Government - **Renewal:** Not automatic; considered case by case if in line with planning intentions, with a land premium payable - **Used for:** HDB flats, ECs and private homes on State land sold since 1967 - **CPF and HDB loans:** Full amounts only if the remaining lease covers the youngest buyer to age 95 - **Value of a 99-year lease:** 96% of freehold value under the government's Leasehold Table ## How a 99-year lease works When you buy a 99-year leasehold home, you own it for whatever remains of the 99 years. You can live in it, rent it out (subject to the rules), sell it or pass it on, but each new owner gets only the years left on the lease. | Remaining lease | CPF savings | HDB loan | | --- | --- | --- | | Covers the youngest buyer to age 95 | Full use, up to the valuation limit | Up to 75% of the price or value | | Shorter than that | Pro-rated, if at least 20 years remain | Pro-rated from 75%, if more than 20 years remain | | Under 20 years | Can't be used | Not available | HDB flats get two rounds of upgrading over the lease: the Home Improvement Programme at about 30 years and a second round at about 60 to 70 years. ## Example You are 30 and buy a resale flat with 70 years left on its lease. The lease ends when you are 100, so it covers you past 95, and you can use CPF and an HDB loan in full, subject to other limits. A 40-year-old buying a flat with 50 years left would be covered only to age 90, so CPF use and the HDB loan would be pro-rated. ## Common mistakes - **Comparing prices without the remaining lease.** Two similar flats with very different lease balances are not like for like. - **Assuming the lease will be topped up.** Renewal is rare and comes with a land premium. - **Forgetting the age-95 test.** Check how far the lease covers the youngest buyer before you commit. See [valuation limit](https://propertymeter.sg/glossary/valuation-limit/) and [lease decay](https://propertymeter.sg/glossary/lease-decay/). ## Frequently asked questions ### What happens to my HDB flat when the lease runs out? Like other leasehold property, it is not renewed by default, and the land generally reverts to the Government when the lease expires. Owners can live in their flats until the lease runs out, and the government has said that no one will be left without a roof over their heads. ### Can a 99-year lease be extended? Only in limited cases. The government's policy is to let State leases expire. SLA considers renewal case by case, if it fits planning intentions and wider goals, and the owners pay a land premium set by the Chief Valuer. ### Why does Singapore use leases instead of selling land freehold? SLA says a leasehold system lets the government recover land when leases expire and reallocate it to meet changing needs in land-scarce Singapore. ### What is VERS? The Voluntary Early Redevelopment Scheme is a planned scheme for owners in selected HDB precincts with flats about 70 years old, giving them the option of early redevelopment. Those who don't take part can live in their flats until the leases run out. The government is still working out its details and package. ## Sources 1. [Lease policy](https://www.sla.gov.sg/lease-policy/) (SLA) 2. [Written answer on lease extensions for residential properties (8 May 2017)](https://www.mlaw.gov.sg/news/parliamentary-speeches/written-answer-by-minister-for-law--mr-k-shanmugam--to-parliamen6/) (Ministry of Law) 3. [A home for everyone: maintaining the quality and value of your flat](https://www.gov.sg/explainers/a-home-for-everyone-maintaining-the-quality-and-value-of-your-flat/) (Gov.sg) 4. [Land Betterment Charge circular, Appendix 2: leasehold values as a percentage of freehold value](https://www.ura.gov.sg/Corporate/Guidelines/Circulars/dc22-08) (URA) 5. [How much CPF savings can I use to buy a property if its lease does not cover the youngest buyer to age 95?](https://www.cpf.gov.sg/service/article/how-much-cpf-savings-can-i-use-to-buy-a-property-if-its-lease-does-not-cover-the-youngest-buyer-to-age-95) (CPF Board) 6. [Housing loan from HDB](https://www.hdb.gov.sg/buying-a-flat/flat-grant-and-loan-eligibility/housing-loan/housing-loan-from-hdb) (HDB) --- Source: PropertyMeter (https://propertymeter.sg/glossary/leasehold/). General information only, not financial, legal or tax advice.