One Chuan Grove is held on a 99-year lease from the state, granted at the Government Land Sales award confirmed on 17 July 2025, following a tender that closed on 8 July 2025. For most buyers the tenure question comes down to three practical matters: when the clock started, what it does to financing, and what happens at the far end of it.
The 99 years run from the date the lease was granted to the developer, not from the date a buyer signs or from the date the building is completed. On a development awarded in July 2025 and completed three to four years later, a first owner therefore takes a home with roughly 95 years remaining rather than 99.
That is normal for a new leasehold launch and it is worth knowing precisely, because the remaining term is what every subsequent valuation and financing decision works from.
A remaining lease of more than 90 years is comfortable territory for a lender. Banks look at the remaining term against the loan tenure and the borrower’s age, and the constraints that bite at One Chuan Grove are the ordinary ones — the 75 per cent Loan-to-Value ceiling on a first housing loan, the 55 per cent Total Debt Servicing Ratio, the 4 per cent assessment floor and the 35-year maximum tenure — rather than anything arising from the lease.
The lease only becomes a financing question much later in its life, when the remaining term starts to constrain the tenure a lender will offer a future buyer. That is decades away here, and it is the reason a long remaining lease commands a premium over a short one in the resale market.
CPF Ordinary Account savings may be used for a property whose remaining lease covers the youngest buyer to the age of 95. With a lease granted in 2025, One Chuan Grove satisfies that test comfortably for any buyer, which keeps the full range of CPF usage available — for the balance downpayment, for monthly instalments and, subject to limits, for reimbursing stamp duty.
As with financing, this is a condition that matters at the far end of a lease rather than the near end, and it is one of the practical reasons new leasehold stock is easier to transact than older leasehold stock.
The honest position is that a 99-year lease and a freehold title behave very differently over a holding period of fifty years and almost identically over a holding period of ten. Freehold commands a premium, and the premium is real; whether it is worth paying depends on how long the buyer intends to hold and what else the money buys.
At Lorong Chuan the comparison is somewhat academic, because the Chuan estate carries a mix of tenures and very little land of any tenure comes to market. What the 99-year lease buys on this particular parcel is a site 520 metres from a Circle Line station with four schools inside a short walk — attributes that do not depend on the tenure at all.
At expiry a leasehold property reverts to the state unless the lease is extended, which is a matter of government policy rather than an owner’s right. In practice most leasehold developments are redeveloped or sold collectively long before expiry becomes relevant, and the Singapore market has a well-established collective sale mechanism that operates on exactly that basis.
For a buyer at One Chuan Grove the lease is not a live consideration; it is a term to know accurately and then work from. The project details page records the tenure and the award date, and the housing loan page sets out the financing framework that applies.
Leasehold value does not decline in a straight line. For the first several decades a leasehold property tracks the market much as freehold stock does, because the remaining term is long enough that no buyer or lender is constrained by it. The divergence appears later, as the remaining term approaches the thresholds that govern CPF use and loan tenure for a future purchaser.
That is why the remaining term at purchase matters so much more than the headline 99. A first owner at One Chuan Grove takes roughly 95 years, which sits at the top of the range and leaves the constrained part of the curve several decades away.
The e-brochure, the floor plans and the pricing reach registered parties as the developer issues them.