Oldest HDB Blocks in Singapore: Shortest Remaining Leases (2026)
The oldest HDB blocks in Singapore have as few as 39 years remaining on their 99-year lease. Block 28 at Hoy Fatt Road in Bukit Merah has the shortest remaining lease at 39 years (built 1967).
What the oldest HDB blocks tell you about lease decay
The oldest HDB blocks still trading have just 39 years of lease remaining, and they cluster in a handful of early estates: the 1967 blocks along Balam Road and Circuit Road in Geylang, the 1966 Teban Gardens Road blocks in Jurong East, and the Commonwealth Close blocks in Queenstown. Once a 99-year lease is down to around 40 years, remaining lease becomes the dominant factor in price, because the value curve gives up ground slowly in its first few decades and then accelerates. These blocks are the clearest real-world illustration of how that curve behaves.
Age alone does not make a flat a bad buy, but it changes the calculation entirely: financing tightens as the lease shortens, CPF usage is capped, and the pool of future buyers narrows. 3,255 blocks across 23 towns already have under 60 years left, so this is not a fringe concern. Some of the oldest clusters are also long-running SERS candidates, which adds a layer of speculation that rarely pays off on the timeline buyers hope for. Before considering any older block, read the full breakdown of Singapore's oldest leases, see how lease decay affects HDB value year by year, browse the Geylang blocks that top this list, and weigh them against the genuinely cheapest HDB towns where longer leases are still affordable.
Top 20 Oldest HDB Blocks by Remaining Lease
| Rank | Block | Street | Town | Built | Remaining Lease | Median Price |
|---|---|---|---|---|---|---|
| #1 | Blk 28 | Hoy Fatt Road | Bukit Merah | 1967 | 39 yrs | $280,000 |
| #2 | Blk 28 | Jalan Bukit Merah | Bukit Merah | 1967 | 39 yrs | $295,000 |
| #3 | Blk 19 | Balam Road | Geylang | 1967 | 39 yrs | $260,000 |
| #4 | Blk 20 | Balam Road | Geylang | 1967 | 39 yrs | $290,000 |
| #5 | Blk 22 | Balam Road | Geylang | 1967 | 39 yrs | $250,000 |
| #6 | Blk 23 | Balam Road | Geylang | 1967 | 39 yrs | $282,500 |
| #7 | Blk 24 | Balam Road | Geylang | 1967 | 39 yrs | $260,000 |
| #8 | Blk 34 | Circuit Road | Geylang | 1967 | 39 yrs | $305,000 |
| #9 | Blk 62 | Circuit Road | Geylang | 1967 | 39 yrs | $281,000 |
| #10 | Blk 63 | Circuit Road | Geylang | 1967 | 39 yrs | $268,000 |
| #11 | Blk 64 | Circuit Road | Geylang | 1967 | 39 yrs | $310,000 |
| #12 | Blk 65 | Circuit Road | Geylang | 1967 | 39 yrs | $280,000 |
| #13 | Blk 66 | Circuit Road | Geylang | 1967 | 39 yrs | $270,000 |
| #14 | Blk 37 | Teban Gardens Road | Jurong East | 1966 | 39 yrs | $241,000 |
| #15 | Blk 39 | Teban Gardens Road | Jurong East | 1966 | 39 yrs | $286,500 |
| #16 | Blk 81 | Commonwealth Close | Queenstown | 1967 | 39 yrs | $300,000 |
| #17 | Blk 82 | Commonwealth Close | Queenstown | 1967 | 39 yrs | $287,000 |
| #18 | Blk 83 | Commonwealth Close | Queenstown | 1967 | 39 yrs | $297,500 |
| #19 | Blk 84 | Commonwealth Close | Queenstown | 1967 | 39 yrs | $320,000 |
| #20 | Blk 85 | Commonwealth Close | Queenstown | 1967 | 39 yrs | $312,500 |
Towns With the Most Ageing HDB Stock
| Town | Blocks Under 60 Yrs | Avg Remaining Lease | Oldest Built | Median Price |
|---|---|---|---|---|
| Queenstown | 103 | 45 yrs | 1967 | $356,500 |
| Bukit Timah | 7 | 47 yrs | 1974 | $560,000 |
| Toa Payoh | 174 | 48 yrs | 1967 | $356,500 |
| Marine Parade | 54 | 48 yrs | 1975 | $521,500 |
| Bukit Merah | 219 | 50 yrs | 1967 | $455,000 |
| Kallang/Whampoa | 184 | 50 yrs | 1969 | $464,500 |
| Geylang | 178 | 51 yrs | 1967 | $420,000 |
| Ang Mo Kio | 300 | 52 yrs | 1976 | $375,000 |
| Central Area | 53 | 53 yrs | 1971 | $487,500 |
| Bedok | 348 | 53 yrs | 1972 | $393,000 |
| Clementi | 146 | 53 yrs | 1978 | $417,000 |
| Pasir Ris | 3 | 53 yrs | 1980 | $315,000 |
| Choa Chu Kang | 20 | 54 yrs | 1978 | $362,500 |
| Jurong East | 153 | 55 yrs | 1966 | $410,000 |
| Jurong West | 177 | 55 yrs | 1970 | $392,500 |
| Woodlands | 86 | 55 yrs | 1974 | $350,000 |
| Hougang | 201 | 57 yrs | 1975 | $425,000 |
| Serangoon | 117 | 57 yrs | 1978 | $485,000 |
| Tampines | 252 | 57 yrs | 1982 | $452,944 |
| Bishan | 60 | 58 yrs | 1973 | $608,000 |
| Yishun | 218 | 58 yrs | 1978 | $380,000 |
| Bukit Batok | 198 | 58 yrs | 1983 | $386,500 |
| Bukit Panjang | 4 | 59 yrs | 1986 | $388,000 |
Lease Implications for Old HDB Blocks
HDB blocks with short remaining leases face several restrictions that buyers should be aware of:
- CPF restrictions: The remaining lease must cover the youngest buyer until age 95. Blocks with under 60 years may see reduced CPF usage, and blocks under 30 years cannot use CPF at all.
- HDB loan eligibility: HDB loans require at least 60 years remaining lease at the time of purchase. Blocks below this threshold can only be financed with bank loans.
- Lease decay acceleration: Under Bala's Table (SLA leasehold relativity model), value loss accelerates as lease shortens. A flat with 40 years remaining retains roughly 63% of freehold value, but at 20 years this drops to about 40%.
- Resale difficulty: Fewer eligible buyers means smaller buyer pool and potentially longer time to sell.
Lease Distribution Across All HDB Blocks
| Remaining Lease | Blocks | % of All HDB Blocks |
|---|---|---|
| Under 40 years | 31 | 0% |
| 40–49 years | 638 | 7% |
| 50–59 years | 2,586 | 26% |
| 60–69 years | 2,711 | 28% |
| 70–79 years | 2,147 | 22% |
| 80+ years | 1,649 | 17% |
Frequently Asked Questions
What is the oldest HDB block in Singapore?
Block 28 at Hoy Fatt Road in Bukit Merah has the shortest remaining lease at 39 years, with a lease start year of 1967.
How many HDB blocks have less than 60 years remaining?
3,255 HDB blocks across 23 towns have less than 60 years remaining on their lease as of Oct 2026.
Can I use CPF to buy an old HDB flat?
CPF usage depends on the remaining lease covering the youngest buyer until age 95. Blocks with under 60 years may see reduced CPF eligibility, and blocks under 30 years cannot use CPF at all for the purchase.
Can I get an HDB loan for an old flat?
HDB loans require at least 60 years remaining lease at purchase. Flats below this threshold must use bank loans, which typically require larger down payments.
Will old HDB flats lose value faster?
Yes. Under Bala's Table (the SLA leasehold relativity model), lease decay accelerates over time. A flat with 40 years remaining retains about 63% of freehold equivalent value, but at 20 years this drops to roughly 40%. The 3,255 blocks with under 60 years are in the steeper part of the decay curve.
Related Questions
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