4 Old Landed Estates with Expiring Leases

From the age of 13, Madam P.C. Koh has lived at her terraced house in Geylang Lorong 3. On 1 January 2021, all 191 units at Geylang Lorong 3 were returned to the state and their value plummeted to zero.

Few years earlier in 2017, she said in disbelief: "My home is still standing. I don't understand how it can be worth nothing. Will I still have a home to live in?"

Landed House Lease Expire

The short answer is no. In a statement, the Singapore Land Authority (SLA) reiterates the Government's stance: Its general policy is to recover land upon lease expiry.

In 2017, the reality of an expiring lease slowly seeped in for an estimated 30 households - out of 191 private landed homes - still living in the Geylang Lorong 3 estate.

Caution Against Buying Old Houses

This came after then National Development Minister Lawrence Wong's cautionary note on buying older leasehold properties. Although directed at owners of HDB flats, Mr Wong's comment was a stark reminder that all leasehold properties, whether public or private, will eventually go back to the state upon lease expiry.

Besides Geylang Lorong 3, there are at least three other private residential estates with fewer than 40 years left on the lease.

Unlike the case of HDB flats, private property owners can collectively sell adjoining units to another property developer before the lease is up. But that ship has long sailed for Geylang Lorong 3, given how short its remaining lease was left.

One resident, Mr Lim Kah Chin, a retired delivery driver, said the Geylang Lorong 3 estate used to have an association of residents. But its chairman moved out in 2009 when prices were still relatively high. This left the remaining residents - mostly retirees who are not financially savvy - leaderless, he added.

"Those who wanted to leave have already sold and moved on. Some died, some went to live with their children, and now it is just the few of us left," said Mr Lim in 2017. Like many other residents, he hopes the authorities can find them an alternative housing solution.

No Compensation for Homeowners

Housing analyst Nicholas Mak said they have little choice but to wait for the Government's decision. "The owners will probably not get any compensation for their homes. Any bonus will depend on the goodwill of the Government."

The SLA spokesman did not respond to a question about rehousing options, but said: "Each plot of land is assessed carefully, taking into consideration the planning intention and Singapore's socio-economic needs before decisions are taken on the relevant land leases."

Geylang Lorong 3 was built in 1960

Mr Mak believes the Government might consider options for the older residents there, as many who have lived there since the estate was built in 1960 are not necessarily well-to-do. The houses were built by the Government as replacement homes when the residents' kampung burned down in a fire.

Jalan Chempaka Kuning Lease

Meanwhile, at Jalan Chempaka Kuning in Bedok, a 70-year leasehold property with leases ended in August 2034, residents have been asking the land's trustee to extend the lease at annual general meetings. Said Mr Akbar Ali: "We don't mind paying a reasonable amount to live here longer because we like this estate."

A lease extension would delay the agony that the Geylang Lorong 3 residents are now going through, said Mr Akbar, who is in the publishing business and moved in in 2011. "When the lease eventually runs out, we have to be prepared that the money we spent is gone and that we have somewhere else to live."

As for fellow resident Mr Lim, he now regrets not selling his unit around 2007, when a unit was sold for around $200,000. He paid $35,000 for the 2-storey terraced house in 1987. "I stayed on as I needed a roof over my head. This place was also where I met my wife, so I couldn't bear to move," he said.

Whatever sentimental reason he had for staying faded with the expiring lease. Neighbours who moved out were replaced by temple operators and foreign worker quarters, and the once-lively neighbourhood has lost its vibe. A rat problem has forced residents to build knee-high partitions at doorways to keep out the pests. "We will be lucky if there is any buyer at all, with only three years of lease remaining," said Mr Lim in 2017.

4 Old Landed Houses with Expiring Leases

Four private estates with less than 40 years of lease left:

1. Geylang Lorong 3 (Expired in 2020)

• Tenure: 60-year leasehold from 1960
• Lease expiry: 2020 (all vacated as of 1 January 2021)

The Geylang Lorong 3 landed housing estate in Singapore has a rich history and unique significance. Established in 1961 on 60-year leases, it was built to rehouse families affected by a devastating fire in the nearby Kampung Kuchai during the 1950s. Each house was sold for approximately $5,000 (equivalent to about $18,000 today), providing residents with affordable housing and marking a step forward in Singapore’s urban development during its early nation-building years​.

The estate comprised 191 terrace houses located near central Singapore, just 900 meters from Kallang MRT and close to other key amenities. Over time, the community evolved, hosting a mix of residential spaces, foreign worker accommodations, and religious establishments such as Hindu and Buddhist temples. This blend highlighted Singapore’s multicultural fabric. However, by the 2000s, many of the houses were rented out, reflecting broader shifts in property use and ownership​.

The expiration of the leases on 31 December 2020 was significant as it marked the first time in Singapore’s history that residential properties reverted to the state due to lease expiry. This process underscored the leasehold system’s role in land management, ensuring space for redevelopment to meet evolving societal needs. The site is now earmarked for public housing as part of plans to rejuvenate the Kallang area and provide centrally located living options for future generations​.

For many, the estate’s closure symbolised the end of an era, reflecting not just a shift in housing policy but also the loss of a historically rich, close-knit community. It exemplified how urban development in Singapore balances heritage preservation and land optimisation.

2. Jalan Chempaka Kuning/ Puteh (2034)

• Tenure: 70-year leasehold from 1964
• Lease expiry: 2034

Jalan Chempaka Kuning and Jalan Chempaka Puteh, located in Bedok, Singapore, are part of a serene landed housing estate dating back to the 1960s. These streets were developed to provide housing for residents displaced during Singapore’s early urbanisation, especially following the clearance of kampungs (villages)​.

The estate consists primarily of terrace and semi-detached houses, originally leased on 70-year terms. This leasehold arrangement is set to expire in 2034, consistent with Singapore’s policy of land reversion upon lease expiration. The houses were relatively affordable when first built and have since become valued for their charm and proximity to amenities such as the Bedok Shopping Complex and Simpang Bedok.

Notable for its character, the estate features unique personalisations by residents, reflecting its history and appeal. While modern developments in Singapore often prioritise high-rise efficiency, Jalan Chempaka Kuning and Jalan Chempaka Puteh stand out for their traditional design and community feel.

3. Fuyong Estate, Bukit Timah (2046)

• Tenure: 99-year leasehold from 1947
• Lease expiry: 2046

Fuyong Estate, located in the Bukit Timah area of Singapore, is a historic landed housing estate developed in the 1950s. Entrepreneur and philanthropist Lee Kong Chian established the estate as part of his vision to provide affordable and modern housing. At the time, many Singaporeans lived in overcrowded urban quarters or rural kampongs, and Fuyong Estate presented a progressive alternative.

The estate comprises 142 houses and is characterised by its distinct layout and charming architecture, reflecting mid-20th-century suburban design. It represents an important chapter in Singapore’s urban development history, symbolising efforts to improve living conditions for the middle class during a time of rapid population growth.

The estate’s location near the Bukit Timah Railway Station added to its significance, linking it to the broader development of Bukit Timah as a residential area. Today, Fuyong Estate is recognised as a site of historical and architectural interest and is featured in heritage trails that celebrate Singapore’s suburban past and its cultural evolution

4. Rifle Range Road (2051)

• Tenure: 99-year leasehold from 1952
• Lease expiry: 2051

The area along Rifle Range Road in Singapore has a history deeply rooted in its proximity to the Bukit Timah region. Originally named after the Bukit Timah Rifle Range established in 1924 for Singapore’s volunteer forces, the road and its surroundings gained significance as a hub for both military and quarrying activities during Singapore’s early development. By the mid-20th century, the area began transitioning into residential and recreational uses.

The housing developments along Rifle Range Road primarily consist of private landed properties and upscale residences. Many homes in the vicinity enjoy lush greenery and a tranquil environment due to their proximity to nature reserves like the Rifle Range Nature Park, which was redeveloped from the Sin Seng Quarry site. The area’s natural heritage, including regenerating forests, traces of former kampung settlements, and the preserved quarries, offers a unique blend of history and environmental conservation​

Today, Rifle Range Road’s residential offerings include freehold landed properties with modern designs. These homes are sought after for their exclusivity and serene environment, complemented by convenient access to the Bukit Timah and Upper Bukit Timah amenities. The location also appeals to nature enthusiasts due to its proximity to hiking trails and the Central Nature Park Network, making it a unique mix of luxury living and natural beauty​.

Part of this article was first published in 2017, subsequently updated for clarity.