Lease decay calculator
How fast does a 99-year lease lose value?
Leasehold property doesn't depreciate linearly. As the lease shortens, the rate of value loss accelerates. This calculator uses Singapore's Bala's Table — the same depreciation curve SLA uses to value leasehold land — to project your property's value over the next 30 years.
Projected value at remaining lease
Decay curve
Projected value over the next 30 years
Assumes no market appreciation / depreciation — pure lease-decay effect from Bala's Table. Real value also reflects the broader market trend.
What's Bala's Table?
The standard lease-decay curve
Bala's Table is the depreciation curve used by Singapore's Land Authority (SLA) to value leasehold land. A freehold property is the reference (100%). A 99-year leasehold starts at ~96% of freehold value. As the lease shortens, value drops — slowly at first, then accelerating sharply below 60 years.
At 60 years remaining, a property is worth ~76% of freehold-equivalent. At 40 years, ~60%. At 20 years, ~32%. At 0 years, the land returns to the state.
Important caveats
What this doesn't model
- No market appreciation/depreciation. This is pure lease-decay. Actual prices also move with the broader market.
- HDB-specific: assumes pure leasehold residential. ECs that become privatised, landed leasehold, and commercial parcels have different curves.
- Government schemes (SERS, VERS, lease buyback) can change the outcome. SERS is rare; VERS doesn't have firm terms yet.
- Loan eligibility drops sharply when lease remaining is under 60 years — affects buyers and so resale value.