Summary

Since 1967, all sites for private residential land in Singapore have been sold on leases of no more than 99 years, and HDB flats are sold on 99-year leases too, according to a government explainer published in November 2024. The Ministry of Law said in 2019 that land sold under the Government Land Sales (GLS) programme carries a lease that "does not exceed 99 years". Freehold homes still change hands, but new residential land from the State comes with a lease.

When a lease ends, the land goes back to the State. "In general, the Government's policy is to allow leases to expire without renewal," the Singapore Land Authority (SLA) says. Renewal, often called a lease top-up, is at the Government's discretion: SLA considers applications only after half the lease has run, except for residential redevelopment, and the owner pays a land premium advised by the Chief Valuer. The Ministry of Law said in 2017 that SLA had renewed leases for seven residential developments since 2008, all to enable redevelopment.

What this means for Singapore buyers and owners

Freehold and leasehold compared

FreeholdPrivate leasehold
Length of titleNo lease termFixed term; at most 99 years for residential sites sold since 1967
When the term endsNot applicableThe land returns to the State
RenewalNot neededAt the Government's discretion; usually not before half the lease has run
Cost of renewalNot applicableLand premium advised by the Chief Valuer; building premium waived

Sources: SLA, Lease Policy (updated 27 Jun 2025); Government of Singapore, A home for everyone (21 Nov 2024); Ministry of Law, written answers of 8 May 2017 and 1 Apr 2019.

Lease renewal: what SLA allows

SLA's lease policy sets the conditions:

  • Applications are considered no earlier than after half the lease has expired, though SLA will consider earlier applications for residential redevelopment.
  • A renewal runs up to the original tenure, or the tenure in line with the Urban Redevelopment Authority's planning intention, whichever is lower.
  • For residential land, renewal may be allowed if it results in more intensive use of the land.
  • The lessee pays a land premium advised by the Chief Valuer. SLA has waived the building premium so that lessees are not discouraged from maintaining or upgrading their buildings.
  • The Government, as lessor, reserves the discretion to decide whether to allow a renewal.

The Ministry of Law said in 2017 that all seven residential renewals since 2008 were topped up to 99 years to enable redevelopment and intensification, and that the premium is paid upfront, assessed on the "prevailing market value at the point of renewal". Both statements tie renewal to redeveloping the land more intensively, not to extending the lease of an existing building as it stands.

HDB flats

HDB flats are sold on 99-year leases "to serve the needs of owners and their children", the November 2024 explainer says. For flats about 70 years old in selected precincts, the Government plans a Voluntary Early Redevelopment Scheme (VERS): if owners vote in support, it will buy back all the flats in the precinct.

Remaining lease, CPF and loans

The remaining lease also shapes how a purchase can be financed. Since 2019, the amount of CPF savings that can be used, and the size of an HDB loan, depend on how far the remaining lease covers the youngest buyer until at least age 95, the same explainer says. It encourages buyers to choose a flat with enough lease to cover them and their spouse until at least that age.

FAQ

Can a 99-year lease be extended? Only at the Government's discretion. SLA considers renewal after half the lease has run, or earlier for residential redevelopment, and a land premium is payable.

What happens to a home when its lease ends? The land and the buildings on it revert to the State, SLA says, and the Government's general policy is to let leases expire without renewal.

Does the Government still sell freehold residential land? The Ministry of Law says the lease for GLS land does not exceed 99 years and is set before each site is launched.

Education only — not legal or investment advice. Check a property's tenure and lease start date in its title documents before you buy.

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