Your search results

Leasehold vs. Freehold Condos in Singapore: A Decade of Data

Posted by Jayson Ang on December 14, 2025

| 0

TLDR

In Singapore’s property market (2014-2024), leasehold condos often outperform freehold in short-term holding (around 10 years) due to lower prices and stronger gains. Freehold properties show better returns mainly over longer periods, especially for older buildings. Newer freeholds are more volatile and don’t guarantee quick profits. Leasehold leads in new-to-resale sales, while older freeholds do better in resale-to-resale deals. The belief that freehold is always better is outdated; choice depends on holding period, price, and market cycle. For short-term gains, leasehold is usually better; for long-term value, freehold may win. Expert advice is recommended for personalized strategies.

The conventional wisdom in Singapore’s property market dictates that “freehold is superior.” However, this adage often overlooks the crucial element of time. A 99-year lease is a substantial duration, and the perceived benefits of freehold status may take many decades to materialize. For those who plan to sell their property within a relatively short timeframe, such as the first ten years, the freehold premium might even become a disadvantage. This analysis examines ten years of data (2014-2024) to determine at what point freehold properties begin to outperform their leasehold counterparts and when leasehold still holds the advantage.

Comparative Performance: Freehold vs. Leasehold (2014-2024)

Analyzing the price growth of freehold (including 999-year leasehold) and 99-year leasehold condos reveals nuanced trends. Properties built from 2015 were excluded to avoid skewing the data, as newer developments are predominantly leasehold due to government land sales policies.

Over the past decade, the price per square foot (psf) gap between freehold and leasehold properties has widened slightly. However, in terms of annualized percentage growth, leasehold properties appear to have a marginal edge. This can be attributed to the freehold premium, which typically translates to a 15-20% higher initial cost for freehold properties. This higher starting point allows leasehold properties more room for appreciation.

Leasehold condos experienced their most significant gains during the post-pandemic period (2022-2023), with annualized growth nearing or exceeding 10%. Freehold/999-year condos saw slightly lower gains during this period. The price surge in leasehold properties was likely driven by a housing supply shortage, making them a more accessible option for buyers.

In 2016, leasehold properties saw an exceptional 13.99% price growth compared to a mere 0.98% for freehold properties.

Interestingly, the price difference in psf between leasehold and freehold condos in 2024 (20.47%) is almost identical to the level seen in 2016 (19.15%).

Key Observations from the Data:

Age Matters: Freehold status becomes more advantageous as properties age. Analyzing cohorts by building age (2010-2014, 2000-2009, 1990-1999, 1980-1989) shows that the performance gap between freehold and leasehold widens significantly for older properties. However, it takes a considerable amount of time for freehold to demonstrate a real difference in performance. Considering that many condos don’t surpass 30 years of age, the value of the freehold premium for shorter holding periods is questionable.

Resale-to-Resale Transactions: Examining properties bought and sold between 2014/15 and 2019 onwards (excluding distress sales) reinforces the age factor. Older freehold properties consistently show higher annualized returns compared to their leasehold counterparts. This is particularly evident in the 1990s cohort, where the gain difference was around 12%.

Volatility in Newer Freehold Properties: Newer freehold condos (2010-2019) have exhibited more volatility in their earlier years, mirroring the performance of 99-year leasehold condos from the same era. This suggests that freehold status doesn’t guarantee strong short-term gains and can even be riskier due to higher launch prices.

Absolute Dollar Gains: Despite percentage growth variations, older freehold properties often outperform in absolute dollar terms.

New-to-Resale Transactions: Leasehold Takes the Lead

Analyzing properties bought as new launches in 2014/15 and sold from 2019 onwards reveals a different trend. Leasehold condos consistently showed higher average returns and quantum gains every year compared to their freehold equivalents.

Conclusion: It Depends on Your Strategy

The data challenges the notion that “freehold is always better,” particularly for shorter holding periods. While freehold properties offer perceived long-term security, leasehold condos, especially new launches, have consistently delivered stronger short-term gains, sometimes by over 20%. This outperformance is particularly evident during market upturns when affordability drives demand.

A data-driven approach that considers entry price, market cycle, and holding period is crucial for identifying profitable opportunities, regardless of tenure.

For those seeking a deeper understanding of market dynamics and counter-intuitive strategies, consulting with real estate professionals who leverage data is highly recommended.

Should You Buy, Sell or Wait?

If you’re reading this, you must be trying to figure out the best course of action right now: is it the right time to buy or sell?

It’s difficult to give an exact answer since everyone’s situation is unique and what works for one person may not necessarily work for you.

I can bring you a wealth of on-the-ground experience and a data-driven approach to provide clarity and direction. From beginners to experienced investors, our top-down, objective approach will help you on your real estate journey.

I can help you by:

Offering Strategic Real Estate Advice – I can help create a comprehensive plan to guide you through your property journey.
Connecting Your Home with the Perfect Buyers – Through stunning visuals, an effective communication strategy, and an in-depth knowledge of the market, we’ll ensure your home is presented in the best possible way to fulfill your goals.

You May Also Like …

All Buying Tips Opinion

HDB Owners Missing Out on the “Ultimate Upgrade” to Landed Living

Jayson Ang – October 3, 2024 –

TLDR Over the past two decades in Singapore, the trend of HDB residents upgrading to landed properties has fluctuated. While...

All Blog Posts Opinion Selling Tips

6 Reasons to Think Twice Before Hiring a Friend or Family Member as Your Agent

Jayson Ang – October 31, 2024 –

TLDR In Singapore, hiring a friend or family member as your property agent can be risky. Disclosing sensitive financial details...

All Blog Posts Buying Tips

A Step-by-Step Guide To Upgrading From an HDB Flat To Your a Private Property

Jayson Ang – January 3, 2023 –

TLDR Understanding the complexities of upgrading from an HDB flat to a private property in Singapore involves selling your HDB...

All Opinion

Reasons Why En-Bloc Sales Are Expected to Remain Slow in 2025

Jayson Ang – February 6, 2025 –

TLDR From 2014 to 2024, the en-bloc market has faced challenges due to fluctuating cooling measures and a shift from...

All Buying Tips Reports

2024 Residential Property Market Outlook

Jayson Ang – December 22, 2023 –

TLDR The market outlook for 2024 suggests continued uncertainties affecting housing demand and risk appetite due to geopolitical tensions, macroeconomic...

All Opinion Selling Tips

When will En-Bloc set to Become Reality Beyond 2023?

Jayson Ang – November 24, 2023 –

TLDR The real estate market is experiencing a lull in en-bloc activities due to various factors. Higher Additional Buyer’s Stamp...

All Buying Tips Opinion

Dual-Key Condo: Analysing The Pros And Cons

Jayson Ang – November 16, 2023 –

TLDR for "Dual-Key Condo: Analysing The Pros And Cons" When considering dual-key condo units, it's important to weigh the advantages...

Mandarin Top 5

5 Reasons : Why Singapore’s Rental Market Is Still Lucrative For Property Investors

Jayson Ang – June 8, 2024 –

Singapore's property market has always been an attractive investment option due to its stability and potential for high returns. While...

All Buying Tips

A First-Time Condo Buyer’s Guide to Evaluating Property Developers in Singapore

Jayson Ang – May 9, 2026 –

TLDR When buying a new launch condominium in Singapore, a developer’s reputation is crucial since buyers rely on trust and...

All Buying Tips Opinion

Should You Pay Extra for a Private Condo When the EC Next Door Looks Identical?

Jayson Ang – April 16, 2026 –

TLDR Singapore’s executive condominiums (ECs) have improved significantly, now matching private condos in design and facilities but at lower prices....

Mandarin Top 5

5 Cons of Buying a New Development

Jayson Ang – March 4, 2024 –

Luxury properties in Districts 9 and 10 of Singapore are highly coveted, and for good reason. From stunning views and...

Mandarin Top 5

Top 5 Reasons : Why Ultra-Rich Families Racing To Park Wealth In Singapore

Jayson Ang – October 9, 2024 –

Singapore, a small island nation in Southeast Asia, has become a magnet for the world's ultra-rich families seeking to park...

All Blog Posts Selling Tips

Thinking of Selling Your Home in 2024? 5 Vital Realities Every Seller Must Face

Jayson Ang – November 27, 2024 –

TLDR From 2022 to 2024, Singapore's housing market underwent significant changes, with a shift from scarcity to a boom in...

All Buying Tips Opinion

Pasir Ris: A Quiet Transformation into a Family Hotspot

Jayson Ang – May 6, 2026 –

TLDR Pasir Ris has transformed over the past decade from a quiet beach town into a family-friendly hotspot, driven by...

Buying Tips Mandarin Top 5

Singapore Living: 5 Must-Know Factors for Choosing the Perfect Neighborhood

Jayson Ang – June 30, 2023 –

Singapore Living: 5 Must-Know Factors for Choosing the Perfect Neighborhood When it comes to purchasing a property in Singapore, the...

Mandarin Top 5

Top 5 : Places to See Singapore’s Skyline at Night

Jayson Ang – February 5, 2025 –

Singapore, a bustling metropolis known for its stunning skyline, offers an array of vantage points to witness the city's architectural...

Mandarin Top 5

5 Biggest Mistakes I Made When Starting Out In Singapore Property Investing

Jayson Ang – May 16, 2024 –

Investing in Singapore property can be an excellent way to generate passive income and build long-term wealth. However, like any...

Mandarin Top 5

Top 5 : Advantages of Owning a Luxury Condominium in Singapore for Long-Term Investment

Jayson Ang – February 23, 2025 –

Singapore, a thriving global city-state, has become an attractive destination for real estate investors. Among the various property types available,...