We Compared Lease Decay Across HDB Towns — The Differences Are Significant
February 12, 2026
In an earlier article in this HDB series, we addressed the issue of when, during a property’s age, lease decay begins to negatively impact its resale price. We previously covered factors like spotting the inflection point, but there is more we can unpack. For starters, knowing the inflection point might not be very actionable for most buyers and sellers – for example, if you’re already past that point, then the more practical questions are:
- How much more slowly will the unit’s price appreciate (or maybe even depreciate)
- What’s the right price to pay for a unit past that point?
- And, does your asking price make sense when your flat is older?
Based on the data we’ve compiled, the resale flat market’s response to ageing flats is far from uniform. In some places, resale prices move more predictably, adjusting as the remaining lease shortens. But in other towns and estates, widening price gaps can happen suddenly and very sharply.
Let’s take a look at some HDB estates where lease decay has had the biggest impact on resale prices, and where older flats tend to exhibit a higher downside risk.
Ryan J. Ong
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.Need help with a property decision?
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