Can Your HDB/Condo Really Last 99 Years?

Published 28 April 2024, 2:00 PM SGT · 3 min read · 694

Common area surrounded by blocks from Pasir Ris ONE and the old HDB across

Have you considered what your condo or HDB flat will look like, after 99 years?

This question is partly inspired by Life After People, which is a series I highly recommend. And while the scenario isn't quite the same, one thing stands out: the way built environments change after a single century.

Buildings are partly overgrown with weeds, parts of the underlying structure are exposed, and all semblance of original colour is gone. In other words, pretty much Peace Mansion at any point past 2010 (it’s a great mercy that it’s finally being redeveloped).

To use another example, consider People’s Park Complex. This was built in 1973, so it’s 51 years old. And yet, as far back as 2017, there were news reports of hour-long waits for the lift due to breakdowns (nice ceiling stain in that picture by the way), and tenants - commercial as well as residential - have told me about that weird smell which permeates curtains and carpets. Golden Mile, before it went up for redevelopment, also had serious complaints of deterioration.

Now consider that the aforementioned developments had very limited or no facilities

People’s Park Complex doesn’t have to maintain a pool and landscaped areas; and even in its heyday, facilities at Golden Mile were quite bare-bones (Golden Mile actually had a pool by the way, which they emptied in around 2003). Peace Mansion/Peace Centre also had no facilities, and even then upkeep was a struggle.

(I would know. My first office was there, and directly across from the toilet. I still see that restroom in my darkest nightmares).

So given that those projects were so simple, what’s going to happen to more complicated projects? Projects like 1,000+ unit mega-developments with “10 billion square feet of facilities” or what have you?

In 99 years, what would the struggle be to upkeep multiple pools and tennis courts, or an elaborate novelty like a rock-climbing wall, actually look at? As is, we already have condos that have permanently shut down jacuzzis, steam rooms, or parts of a clubhouse before even 30 years are up.

The fact is, most of us have never dealt with the upkeep of a property that’s past 50, let alone one that’s reaching the full 99 years.

So as much I gripe about how quickly we tear down residences - a practice I consider wasteful and ecologically damaging - I’m forced to admit that it may be a practical reality; especially for condos that have very elaborate facilities.

Meanwhile, in other property news…

2024 may not be the easiest year to sell your home, especially if you’ll need a replacement property. Here are some things to look out for.
Heritage homes should have that sense of tradition; but that doesn’t mean you can’t add a few fun and playful quirks, like this unit.
Condo units with good views, from $1.5 million? They exist, and we found them.

Are old freehold condos still appreciating? Sure, the lease isn’t an issue; but some of the units are held together by blue-tac and positive thinking.

Weekly Sales Roundup (15 April - 21 April)

The challenge for many buyers today isn't access to information.

It's interpreting that information in a way that makes sense for their finances, goals, and stage of life.

Over time, that's also why we decided to work with agents who shared the same data-driven and advisory-led approach behind our editorial, consultants who could help readers think through decisions more objectively, rather than simply push transactions.

Today, the team has worked with more than 2,000 clients across over $5B in property transactions.

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Top 5 Most Expensive New Sales (By Project)

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	TENURE
WATTEN HOUSE	$7,837,000	2368	$3,309	FH
THE ARCADY AT BOON KENG	$3,831,000	1625	$2,357	FH
TEMBUSU GRAND	$3,672,000	1604	$2,290	99 yrs (2022)
THE CONTINUUM	$3,320,000	1227	$2,706	FH
THE HILLSHORE	$3,161,280	1184	$2,670	FH

Top 5 Cheapest New Sales (By Project)

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	TENURE
LAVENDER RESIDENCE	$1,155,000	592	$1,951	FH
HILLHAVEN	$1,373,260	678	$2,025	99 yrs (2023)
THE LANDMARK	$1,475,000	517	$2,855	99 yrs (2020)
THE CONTINUUM	$1,839,000	646	$2,847	FH
PINETREE HILL	$1,851,000	764	$2,422	99 yrs (2022)

Top 5 Most Expensive Resale

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	TENURE
SILVERSEA	$4,920,000	2497	$1,970	99 yrs (2007)
ORION	$4,226,880	1776	$2,380	FH
LATITUDE	$4,120,000	1615	$2,552	FH
MARTIN MODERN	$3,900,000	1399	$2,787	99 yrs (2016)
CUSCADEN RESERVE	$3,564,000	1163	$3,066	99 yrs (2018)

Top 5 Cheapest Resale

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	TENURE
URBAN VISTA	$680,000	431	$1,579	99 yrs (2012)
SKYSUITES17	$705,000	355	$1,985	FH
LAUREL TREE	$713,000	463	$1,540	FH
NOTTINGHILL SUITES	$728,000	398	$1,828	FH
JUPITER 18	$730,000	452	$1,615	FH

Top 5 Biggest Winners

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	RETURNS	HOLDING PERIOD
MANDARIN GARDENS	$2,850,000	2034	$904	$1,935,000	6 Years
ORION	$4,226,880	1776	$2,775	$1,761,792	11 Years
GRANDE VISTA	$2,300,000	2024	$1,854	$1,650,000	11 Years
THE STERLING	$2,760,000	1324	$1,724	$1,560,000	10 Years
ONE K GREENLANE	$2,420,000	1787	$1,368	$1,520,000	6 Years

Top 5 Biggest Losers

PROJECT NAME	PRICE S$	AREA (SQFT)	$PSF	RETURNS	HOLDING PERIOD
SOPHIA HILLS	$2,088,000	980	$2,132	-$55,000	24 Years
PARC IMPERIAL	$780,000	420	$1,858	$10,000	19 Years
THE PLAZA	$1,020,000	807	$1,263	$35,000	19 Years
RV RESIDENCES	$1,020,000	452	$2,256	$67,000	17 Years
SKYSUITES17	$705,000	355	$1,985	$75,000	18 Years

Transaction Breakdown

At Stacked, we like to look beyond the headlines and surface-level numbers, and focus on how things play out in the real world.

If you'd like to discuss how this applies to your own circumstances, you can reach out for a one-to-one consultation here.

And if you simply have a question or want to share a thought, feel free to write to us at stories@stackedhomes.com. We read every message.

Frequently asked questions

Will my HDB or condo last for 99 years or more?

The article discusses concerns about the longevity of HDB flats and condos, noting that buildings tend to deteriorate over time. It highlights that maintenance challenges increase as properties age, especially those with elaborate facilities.

What happens to older buildings like People’s Park Complex or Golden Mile after many years?

Older buildings like People’s Park Complex and Golden Mile experience issues such as breakdowns, deterioration, and complaints about facilities. They often face limited upkeep, and some facilities may be shut down before reaching 30 years.

Are there many condos with extensive facilities that might be hard to maintain long-term?

Yes, the article mentions that more complicated projects with multiple pools, tennis courts, or elaborate features may face significant upkeep challenges over time, potentially leading to closures or deterioration.

What should I consider if I want to sell my property in 2024?

The article suggests that 2024 may be a challenging year to sell, especially if you need to find a replacement property. It advises being aware of market conditions and the state of properties, including heritage homes and units with good views.

Do freehold condos still appreciate in value despite lease concerns?

Yes, the article states that some freehold units continue to appreciate, although the lease length isn't an issue. However, some properties may require positive outlooks to maintain value.

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Ryan J. Ong

Partner at Stacked

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan’s expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938’s Open House programme underscores his commitment to providing valuable insights into the property market.