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Q : Tenure type, 99, 999 or freehold ?
Category : Buying Property in Singapore       Location : Any/No Specific Location
How to decide which tenure type to buy for own stay, example a 2-rm unit condo.
By Yeo Wendy, 27-Mar-2009.

 
Ken Ang answered : 07-Apr-2009.
Hi Wendy, you should be aware that tenure DOES affect the value of property over time. For a private leasehold property with less than 30 years, you would not be able to use CPF moneys for payments and most banks would not even grant you a loan. In other words, you would require to pay the purchase price entirely in CASH! This means that even if you buy a new development with 99 years remaining, over the long-term, say 10 - 30 years later, its price will begin to dip as the next buyer will find difficulty in selling the unit another 20 years down the road. You will find examples of this with older developments such as Loyang Villas or the landed properies at Rifle Range Road which prices have steadily declined over the years. However, having said that, 99 leasehold properties are usually priced lower by 10 - 20 percent below their 999 or freehold counterparts and hence make a very attractive alternative to new market entrants. In my view, they make good buys if you are not intending to hold on the property for an extensive period, say 15 years or more. In the case of older developments with less than 30 years, they make a good investment for cash-rich investors who are seeking rental renturns and not capital appreciation. You can acquire such a landed property for less than the price of a 3-room HDB flat! Furthermore, they are possible targets for enbloc redevelopment and lease extension if located in prime/subprime areas. What I am saying is that you must be aware that there is a difference between purchasing 99 leasehold and freehold private developments. Whether which is better depends on your circumstances and purchase objectives. Ken email: ken.dtz@gmail.com
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Richard Wan answered : 01-Apr-2009.
Hi Wendy, all properties in Singapore will surely appreciate in value over time. The tenure will matter only to people who want a sense of owning something permanent. Generally, properties in locations very near to mrt are 99 year leasehold properties. If your primary purpose is owner occupation, the location should matter more to you than the tenure type. For example, it makes little sense to own a freehold property in an area which is only accessible by car if your family members do not drive. The only thing to be careful about is the price. Ceteris paribus (assuming two similar condos where the only difference is the tenure), a 99 year leasehold property in the same area should cost less as a freehold property. Therefore, in your search for a good place to live in, location is your first concern, and next will be the price. You should be paying freehold prices for leasehold properties. Get your agent to do a current market analysis of similar properties in the vicinity so that you know you are paying the right price. Richard Wan. Huttons Asia. richardwan@live.com. 94363793.
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