Buying Guide · Leasehold Property
99-year leases:
What it really means for you.
Bayshore Park (~55 yr), The Bayshore (~70 yr), Costa Del Sol (~73 yr). Here's how lease length affects your CPF, your mortgage, and your exit.
Lease length isn't just a number on a data sheet. In Singapore's property market, it determines how much CPF you can use, how much a bank will lend you, and — critically — who will be able to buy your unit when you eventually sell. These are practical constraints that affect how you finance the purchase today and how easily you exit in the future.
Bayshore's three resale condos sit at three different points on the lease curve: approximately 55 years at Bayshore Park, 70 years at The Bayshore, and 73 years at Costa Del Sol. Each position comes with meaningfully different rules and risks.
Above 60 years the market largely ignores lease length. Below 55 years, buyers need a plan.
Here's what each position actually means for a buyer making a decision in 2026.
Bayshore Park
Lease from 1982 · TOP 1986
Approximately 55 years remaining — right at the inflection point. Still financeable, but CPF usage is pro-rated for buyers where the remaining lease does not cover them to age 95. A 35-year-old buyer today faces roughly a 20–25% reduction in usable CPF. Banks may apply an internal LTV haircut. Get an IPA before making an offer.
For the right buyer — own-stay, lower budget, longer horizon, less CPF-dependent — it remains compelling. For investors relying on CPF leverage, The Bayshore or Costa Del Sol are cleaner.
The Bayshore
Lease from 1996 · TOP 1997–1999
Approximately 70 years remaining — comfortably above all CPF and financing thresholds. Full CPF usage, standard 75% LTV, and a broad buyer pool at exit. No lease-related constraints to manage now or when you eventually sell.
Costa Del Sol
Lease from 2000 · TOP 2003–2004
Approximately 73 years remaining — the cleanest lease position of the three. Full CPF usage, standard 80% LTV, and a clean exit picture for the next decade and beyond. No lease haircuts, no CPF restrictions, no LTV concerns.
Lease must cover the youngest buyer to age 95. If it doesn't, CPF withdrawal is pro-rated. For Bayshore Park at 55 years remaining: a 35-year-old today faces roughly a 20–25% reduction in usable CPF. Run the CPF Board calculator before committing to any offer.
MAS caps loan tenure at 30 years. For sub-60-year leases, banks may internally haircut the valuation — reducing the effective LTV below the stated 75% cap. Get an In-Principle Approval before making an offer on any property with under 60 years remaining.
Your buyer inherits the same constraints, with less lease remaining. At 55 years today → 45 years when you sell in 10 years. CPF restrictions increase, loan tenure shortens, buyer pool narrows. For own-stay buyers with a clear 10–15 year horizon, this is manageable. For investors, it's the core risk.
Costa Del Sol ~S$1,849 psf (~73 yr). The Bayshore ~S$1,384 psf (~70 yr). Bayshore Park ~S$1,309 psf (~55 yr). The ~S$75 psf gap between The Bayshore and Bayshore Park partly reflects the 15-year lease difference — and what the market assigns to the added financing friction.
Costa Del Sol and The Bayshore are in comfortable lease territory. Bayshore Park requires a plan.
The lower entry price at Bayshore Park is real value — but you need to model your CPF shortfall, confirm your IPA before offering, and be honest about your holding period. For the right buyer it remains compelling. For investors relying on CPF leverage, the other two condos are cleaner.
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