What a lease is worth

The leasehold relativity table — what the State applies when it prices a lease renewal — and what one more year of holding costs on it.

Use this when
On a leasehold home with fewer years left, or when weighing two leases against each other.
You will need
The years remaining on the lease.
You will get
The table the State itself applies to a lease, and what one more year of holding costs.
A lease

A figure you already have — a filed price at the block, or a valuation you have been given. This site does not produce one.

The table99 years, as a share of freehold

3.8% of freehold1 yrs leftlatest — point at the chart to read any bar

99 yrs left1 yrs left
A fresh 99-year lease96%not 100% — a lease has never been a freehold
60 years left80%falls 0.50 points a year here
30 years left60%falls 1.00 points a year here
A year costs six times more at the end than the start1.40 vs 0.20 pts20 years left against 95 — the same lease, the same table
This is a schedule, not a forecast. It says what a lease is worth relative to a freehold of the same thing, and it is what the State applies when it prices a lease renewal. It does not know your block, your floor, your town or what anyone will pay — and nothing here says 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 are steep, which is why the cost of waiting is small for a long time and then is not.

What was actually paid79,334 filed transactions

$545 psf40–49 yrs leftlatest — point at the chart to read any bar

90–99 yrs left40–49 yrs left

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 2026-09-10

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.

The rest of it