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Freehold vs 99-year Leasehold

Median PSF for freehold vs 99-year private homes, district-by-district, plus a hold-period simulator using URA Bala’s lease-decay curve. Live data: every Singapore private transaction from 2020-Q3 to 2026-Q3.

Latest FH median
2145 psf
Latest 99-yr median
2067 psf
Current premium
3.8%
Data window
2020-Q3 → 2026-Q3

Median PSF: Freehold vs 99-year leasehold

Where freehold wins: all districts

Every district ranked by freehold’s median-PSF premium over 99-year leasehold (all private, last 7y). Positive = freehold priced higher; negative = 99-year priced higher. Only districts with ≥5 sales in both cohorts are ranked.

Freehold priced higher99-year priced higher

Freehold commands a premium in 6 of 26 districts; 99-year is priced higher in the other 20.

  • D2
    FH 2818 psf ·54099-yr 2148 psf ·1057
    +31.2%
  • D11
    FH 2150 psf ·353199-yr 1864 psf ·748
    +15.4%
  • D19
    FH 1579 psf ·367099-yr 1452 psf ·16333
    +8.8%
  • D20
    FH 1859 psf ·168499-yr 1736 psf ·2984
    +7.1%
  • D4
    FH 1909 psf ·21699-yr 1792 psf ·2300
    +6.5%
  • D23
    FH 1509 psf ·140599-yr 1456 psf ·8421
    +3.6%
  • D16
    FH 1450 psf ·153099-yr 1451 psf ·5232
    -0.1%
  • D10
    FH 2424 psf ·708099-yr 2452 psf ·2970
    -1.1%
  • D28
    FH 1341 psf ·95599-yr 1364 psf ·3231
    -1.7%
  • D27
    FH 1229 psf ·37199-yr 1255 psf ·6281
    -2.1%
  • D1
    FH 2292 psf ·5099-yr 2385 psf ·1941
    -3.9%
  • D13
    FH 1780 psf ·143499-yr 1911 psf ·2150
    -6.9%
  • D17
    FH 1175 psf ·153499-yr 1263 psf ·1809
    -6.9%
  • D5
    FH 1632 psf ·139699-yr 1809 psf ·8623
    -9.7%
  • D25
    FH 966 psf ·5399-yr 1078 psf ·2401
    -10.4%
  • D9
    FH 2422 psf ·440499-yr 2743 psf ·2618
    -11.7%
  • D18
    FH 1172 psf ·6299-yr 1342 psf ·11149
    -12.7%
  • D14
    FH 1501 psf ·331599-yr 1727 psf ·3086
    -13.1%
  • D22
    FH 1230 psf ·3999-yr 1453 psf ·3406
    -15.4%
  • D12
    FH 1580 psf ·219799-yr 1912 psf ·1396
    -17.4%
  • D8
    FH 1628 psf ·74299-yr 1977 psf ·962
    -17.6%
  • D21
    FH 1804 psf ·354399-yr 2257 psf ·3474
    -20.1%
  • D15
    FH 1876 psf ·913599-yr 2349 psf ·4103
    -20.1%
  • D26
    FH 1533 psf ·81699-yr 2154 psf ·4126
    -28.9%
  • D3
    FH 1583 psf ·67099-yr 2324 psf ·6235
    -31.9%
  • D7
    FH 1570 psf ·699-yr 2574 psf ·1496
    -39%

Districts where one cohort is too thin to compare honestly (last 7y):

  • D6: only 0 freehold sales.
  • D24: only 0 freehold sales.

Hold-period simulator (Bala’s curve)

Project both freehold and leasehold over your holding period using URA Bala’s residual-value table and your assumed appreciation.

FH at Y10: S$1,828,492
99-yr at Y10: S$1,720,793(price per sqft area dropped to 1721 psf)

Source: every Singapore private transaction in the last 7 years (URA via ValueAI). Showing all 161,524 qualifying transactions. Bala’s lease-decay table from URA / SLA published guidance.