Freehold Premium by District
How much more does freehold cost than leasehold in each Singapore district? A data-driven breakdown based on 120,117 URA transactions.
How much more does freehold cost in Singapore?
Across 24 districts with sufficient data, freehold properties cost an average of 49% more than 99-year leasehold equivalents. The premium varies widely: from -34% in Telok Blangah to 208% in Kranji. This analysis is based on 34,856 freehold and 85,261 leasehold transactions recorded by URA.
The Freehold Premium Explained
In Singapore, most private residential properties are either freehold (no expiry) or 99-year leasehold (the land reverts to the state after 99 years). The price difference between these two tenure types is called the freehold premium, and it varies significantly by district.
Kranji (D25) has the largest premium at 208%. Freehold properties here cost a median of S$3,600,000, while leasehold units cost S$1,170,000. That is a gap of S$2.4M per unit.
At the other end, Telok Blangah (D04) has the smallest premium at just -34%. In districts with newer leasehold stock (freshly launched 99-year developments), the premium tends to be lower because the leasehold units still have nearly their full lease remaining.
Freehold vs Leasehold by District
D25 Kranji
Freehold: S$3.6M (27 txns) · Leasehold: S$1.2M (2,053 txns)
+208%
S$2.4M gap
D28 Seletar
Freehold: S$3.7M (444 txns) · Leasehold: S$1.3M (2,533 txns)
+196%
S$2.5M gap
D22 Jurong
Freehold: S$4.0M (22 txns) · Leasehold: S$1.5M (2,947 txns)
+172%
S$2.6M gap
D27 Yishun
Freehold: S$2.7M (201 txns) · Leasehold: S$1.3M (5,535 txns)
+111%
S$1.4M gap
D20 Bishan
Freehold: S$3.5M (964 txns) · Leasehold: S$1.8M (2,353 txns)
+100%
S$1.8M gap
D13 Macpherson
Freehold: S$2.7M (913 txns) · Leasehold: S$1.5M (1,758 txns)
+81%
S$1.2M gap
D26 Upper Thomson
Freehold: S$3.2M (487 txns) · Leasehold: S$1.8M (3,748 txns)
+75%
S$1.4M gap
D16 Bedok
Freehold: S$2.6M (1,055 txns) · Leasehold: S$1.5M (3,619 txns)
+73%
S$1.1M gap
D19 Serangoon Garden
Freehold: S$2.1M (2,216 txns) · Leasehold: S$1.4M (12,615 txns)
+48%
S$665K gap
D09 Orchard
Freehold: S$2.9M (3,139 txns) · Leasehold: S$2.0M (2,420 txns)
+46%
S$909K gap
D23 Hillview
Freehold: S$1.9M (621 txns) · Leasehold: S$1.4M (7,188 txns)
+37%
S$510K gap
D02 Anson
Freehold: S$1.9M (441 txns) · Leasehold: S$1.5M (921 txns)
+25%
S$380K gap
D05 Pasir Panjang
Freehold: S$2.1M (1,025 txns) · Leasehold: S$1.7M (6,541 txns)
+23%
S$388K gap
D10 Ardmore
Freehold: S$2.9M (5,370 txns) · Leasehold: S$2.4M (2,486 txns)
+20%
S$480K gap
D21 Upper Bukit Timah
Freehold: S$2.1M (1,721 txns) · Leasehold: S$1.9M (2,904 txns)
+13%
S$240K gap
D17 Loyang
Freehold: S$1.3M (1,139 txns) · Leasehold: S$1.2M (1,458 txns)
+12%
S$144K gap
D18 Tampines
Freehold: S$1.5M (49 txns) · Leasehold: S$1.4M (8,695 txns)
+11%
S$155K gap
D15 Katong
Freehold: S$2.4M (6,977 txns) · Leasehold: S$2.1M (3,702 txns)
+10%
S$221K gap
D03 Queenstown
Freehold: S$2M (258 txns) · Leasehold: S$2.0M (5,296 txns)
+2%
S$40K gap
D11 Watten Estate
Freehold: S$2.6M (2,685 txns) · Leasehold: S$2.6M (398 txns)
+0%
S$-10,000 gap
D14 Geylang
Freehold: S$1.3M (2,653 txns) · Leasehold: S$1.4M (2,345 txns)
+-12%
S$-170,000 gap
D08 Little India
Freehold: S$1.3M (648 txns) · Leasehold: S$1.6M (814 txns)
+-19%
S$-310,500 gap
D12 Balestier
Freehold: S$1.5M (1,621 txns) · Leasehold: S$1.8M (1,289 txns)
+-20%
S$-358,000 gap
D04 Telok Blangah
Freehold: S$1.8M (180 txns) · Leasehold: S$2.8M (1,643 txns)
+-34%
S$-932,500 gap
Should You Buy Freehold or Leasehold?
The answer depends on your holding period. For investors planning to sell within 5-10 years, a newer 99-year leasehold development often delivers comparable returns at a lower entry price. The lease decay effect is minimal in the first 30-40 years.
For buyers planning to hold for 20+ years or pass the property to the next generation, freehold eliminates the uncertainty of lease decay and ensures the property retains its full value indefinitely. The premium you pay today may be justified by stronger capital preservation over decades.
In districts where the premium exceeds 50%, the entry cost difference is substantial. Consider whether that extra S$1.8M (average gap in high-premium districts) could be better deployed elsewhere in your portfolio.
Frequently Asked Questions
How much more does freehold cost vs leasehold in Singapore?
On average, freehold properties cost 49% more than 99-year leasehold across all districts. The premium ranges from -34% in Telok Blangah (D04) to 208% in Kranji (D25). This is based on 120,117 URA transactions.
Which district has the highest freehold premium?
Kranji (D25) has the highest freehold premium at 208%. Freehold properties here cost a median of S$3,600,000 versus S$1,170,000 for leasehold, a gap of S$2.4M.
Is freehold always worth the premium in Singapore?
Not always. For a 5-10 year hold, the extra cost of freehold may not be recovered through appreciation alone. Freehold makes the most financial sense for long-term holds (20+ years) where lease decay on 99-year properties starts to accelerate. Newer 99-year leasehold developments often offer modern facilities at lower prices.
Source: URA Private Residential Property Transactions. Analysis by FairComparisons.