Freehold vs Leasehold Property: What’s the Real Difference?

Confused between freehold and leasehold property in Singapore? Learn how tenure affects value, ownership, and long-term investment decisions.

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Jul 14, 2025 - 15:31

Freehold vs Leasehold Property: What’s the Real Difference?

One of the most frequently asked questions by property buyers in Singapore is: Should I buy a freehold or leasehold property? While both types of tenure come with their own sets of advantages and considerations, the difference in ownership rights, pricing, and long-term value can significantly influence your decision. In this article, we’ll break down the key differences between freehold and leasehold properties in Singapore and help you decide which might suit your goals best.

What is Property Tenure?

In simple terms, tenure refers to the legal ownership duration of a property.

Freehold: You own the property and the land it sits on indefinitely.
Leasehold: You own the property for a fixed period (usually 99 or 999 years), after which the ownership reverts back to the state.

This distinction directly affects how long you can hold and benefit from the property.

Freehold Property Explained

Freehold properties offer permanent ownership. As long as the title is held, the property can be passed down to future generations without worrying about the lease running out.

Key Features:

No expiry on ownership
Higher perceived prestige
Often priced 10–20% higher than leasehold counterparts
Limited in number, especially in prime areas

Freehold properties are typically found in older landed estates, boutique condos, or projects built before land reform policies became more widespread.

Leasehold Property Explained

The majority of private properties in Singapore, including most condominiums and all HDB flats, are sold on leasehold tenure.

Common Lease Durations:

99 years – Most private and public residential leases
999 years – Considered almost equivalent to freehold in market perception
60 years or less – Seen in some industrial or older residential plots

As the lease period runs down, especially past the 30–40 year mark, the property may face declining value and restrictions on CPF usage or financing.

Key Differences: Freehold vs Leasehold

Factor	Freehold	Leasehold
Ownership	Indefinite	Fixed term (usually 99 years)
Price	More expensive	More affordable
Supply	Limited	Widely available
Value Retention	Better long-term appreciation	May depreciate as lease runs down
Inheritance	Can be passed down freely	May have limited long-term value
En Bloc Potential	Higher appeal	Often targeted near lease expiry
Maintenance Fees	Typically similar	Similar, but may vary with development age

How Lease Affects Financing and CPF Usage

As the lease shortens, especially when it dips below 60 years, it affects your ability to finance the property.

CPF Usage: Restrictions begin when the lease has less than 60 years remaining. If it’s under 30 years, CPF usage is generally disallowed.
Bank Loans: Banks may reduce the Loan-to-Value (LTV) ratio or deny loans for properties with very short leases.
Valuation: Older leasehold properties may be valued lower, even if they are in good locations.

Freehold Isn’t Always Better

While freehold may seem like the superior choice, it's not always the best investment.

Consider These Scenarios:

Short-Term Holding: If you plan to hold the property for under 10 years, leasehold units in high-demand areas may offer better rental yield.
En Bloc Sales: Leasehold condos with a shorter balance lease are more likely to be targeted for redevelopment.
Affordability: Leasehold properties are more affordable, allowing better diversification if you're investing.

999-Year Leasehold: The Middle Ground

Properties with a 999-year lease are rare and are often treated by buyers as freehold equivalents. These units are prized for their long tenure but can be priced similarly to freehold properties due to their perceived long-term value.

Does Tenure Affect Rental Yield?

Tenure has little to no impact on rental yield. Tenants are typically more concerned with:

Location
Size and layout
Proximity to MRT, work, and schools
Interior condition

As such, many investors prefer leasehold properties for better rental returns due to lower entry costs.

What Happens When a Lease Runs Out?

When a lease runs out in Singapore, the property is returned to the state. Homeowners are not compensated unless a successful en bloc sale occurs before expiry.

Important Note:

For HDB flats, this is particularly relevant. The government has stated there will be no automatic lease top-up, and the flats will be returned to the Housing Development Board when the lease expires.

Freehold as Legacy Planning

If your primary goal is intergenerational wealth transfer, a freehold property may offer long-term stability. The ability to pass it down without tenure concerns is a major plus for many families looking to retain property for generations.

Summary: Which Should You Choose?

Your ideal tenure depends on your goals:

For long-term homeownership with legacy planning: Freehold may be worth the premium.
For better rental yield or investment with limited capital: Leasehold makes more financial sense.
For a balance of both: 999-year leasehold properties are a good compromise.

Conclusion

Freehold and leasehold properties both have their place in Singapore’s property market. The choice ultimately depends on your budget, investment timeline, and long-term plans. By understanding how tenure impacts ownership, resale value, and financing, you’ll be able to make smarter, more confident property decisions. Don’t let tenure be the only factor—always consider location, layout, and demand as part of the overall picture.