In Singapore, the value of a 99-year leasehold property does not fall in a straight line. It follows Bala’s Curve, a table used by the Singapore Land Authority (SLA) to determine the value of land based on its remaining lease.

The “Cliff” happens much earlier than most owners realize. Once a property crosses the 20 to 30-year mark, the rate of depreciation accelerates significantly.

This is the biggest pain point for resale owners. Even if you find a buyer who loves your house, government regulations might stop the sale.

A. The CPF Usage Rule (The 95-Year Rule)

To use your CPF to the full extent (Valuation Limit), the remaining lease must cover the youngest buyer until at least age 95.

• The Problem: If a 35-year-old buyer wants your condo with only 55 years left, they cannot use their full CPF.

• The Result: They must pay a higher cash downpayment, making your property “expensive” even if you lower the price.

B. LTV (Loan-to-Value) Restrictions

Banks become conservative as the lease drops below 60 years.

• Standard LTV: 75% for new/young properties.

• Reduced LTV: For properties with <35 years remaining, many banks will cap the loan at 55% or lower—or reject the loan entirely.

If you are holding a property that is 20+ years old, you are sitting on a “leaking bucket.” The Reset Strategy involves harvesting the capital appreciation you’ve gained so far and moving it into a “New Seed” asset.

Why Reset Now?

Stop the Decay: Move your equity into a New Launch or a young resale to restart the 99-year clock.

Freehold Pivot: Alternatively, move into a freehold property where the “Bala’s Curve” doesn’t apply, ensuring multi-generational wealth.

Capital Efficiency: Use a fresh 75% LTV loan while you are still within the eligible age bracket to maximize your leverage.

Purchasing a resale condo without thorough inspection can lead to unexpected issues. Buyers may be charmed by a beautifully staged unit, only to later uncover hidden problems like water seepage or structural limitations that thwart renovation dreams. Worse, they might realize they’ve overpaid compared to the local market’s price per square foot (PSF).

Many homeowners love the spaciousness of older condos, but holding on for too long can silently trap your hard-earned capital. When a property crosses the 15-year mark, the reality of lease decay sets in. It isn’t just about the building getting older; it’s about the financial roadblocks it creates for your future buyers.

As the remaining lease drops, new buyers face tighter loan-to-value (LTV) limits and stricter CPF usage restrictions. This significantly shrinks your pool of potential buyers and impacts the final price you can command. Are you holding onto a depreciating asset while missing out on early-entry prices in today’s newer developments?

Don’t wait until buyer restrictions force you to sell at a loss. Restart your 99-year lease now. Our signature Dual-Audit process isn’t just for buyers—it’s designed to map out your most profitable exit strategy.

First, our PSF & Growth Audit leverages two decades of tech-driven data analytics to compare your unit’s current stagnation against high-yield new launches and undervalued younger resales. Then, our Defect & Layout Audit uses 20 years of deep construction expertise to assess the current marketability of your older unit versus the structural integrity of your next home. We eliminate the guesswork from your upgrade journey.

• HDB Upgraders Choice: Discover spacious developments with family-friendly amenities and strong capital retention.
• Investors Yield Play: Identify undervalued properties near MRT nodes and business hubs with high rental demand.
• En-Bloc Potential: Spot older boutique developments with future collective sale viability using master plan data.
• Luxury Resale Gems: Find premium condos with unique architectural designs and exclusive facilities.
• Eco-Friendly Resale Options: Choose properties with sustainable features and green certifications.
• Heritage Resale Units: Explore charming, historically significant condos with unique character.