The short version
- The lease runs for 99 years from 14 July 2026, so it ends in July 2125.
- The lease clock started before you can move in. At the expected handover, about 94 years remain.
- Remaining lease matters most when you sell, because it affects what the next buyer can borrow and use CPF for.
- If you sell within four years of buying, Seller's Stamp Duty applies.
Thomson Reserve is a 99-year leasehold development. In Singapore, private condos are either freehold or leasehold (often 99 years), and the choice shapes both the price you pay and the options you have later. This guide explains how the lease works for Thomson Reserve in practical terms. It does not predict prices.
The key dates
| Item | Date |
|---|---|
| Lease commencement | 14 July 2026 |
| Expected Notice of Vacant Possession (NOVP) | 28 February 2031 |
| Expected legal completion | 28 February 2034 |
| Lease expiry | July 2125 |
The lease starts before you move in
For a new launch, the lease commences from the date set by the land authority, not from the day you get your keys. At Thomson Reserve the lease started on 14 July 2026.
- At the expected NOVP on 28 February 2031, about 4.6 years of the lease will have passed, leaving about 94 years.
- At expected legal completion on 28 February 2034, about 7.6 years will have passed, leaving about 91 years.
This is true of every new launch, so it is simply a fact to understand. Over a long holding period, the remaining lease is a factor you will see again when you sell.
Why remaining lease matters when you sell
Your buyer, and their bank, will look at the remaining lease. As it shortens, financing rules tighten. Banks consider the remaining lease when setting loan tenure, and CPF has rules that limit how much of a buyer's CPF can be used once the remaining lease falls below certain thresholds, with 60 years being a key one. Check the CPF Board for the latest rules.
None of this affects you at purchase, because the lease is long. It becomes relevant only decades from now, and a future buyer's financing options are one of several factors, along with location, size, condition and the market, that shape what the home can sell for. No one can promise how resale values will behave.
Holding period and Seller's Stamp Duty
If you sell a property bought on or after 4 July 2025 within four years, Seller's Stamp Duty applies:
| Time held before sale | SSD rate |
|---|---|
| Up to 1 year | 16% |
| More than 1 year, up to 2 years | 12% |
| More than 2 years, up to 3 years | 8% |
| More than 3 years, up to 4 years | 4% |
| Beyond 4 years | None |
SSD is charged on the higher of the sale price or the market value. For a new launch, the clock runs from your purchase date, not from handover, so a buyer who sells soon after the project completes may already be past the SSD window. Confirm your own dates with IRAS.
Questions to ask yourself
- How long do I plan to live in or hold this home?
- Would I rent it out, and for how long?
- If I sell, who is the likely buyer, and how would their financing look?
- Do I value the lease length more or less than location, size and facilities?
FAQs
When does the Thomson Reserve lease expire?
The lease is 99 years from 14 July 2026, so it expires in July 2125.
Is Thomson Reserve freehold?
No. It is a 99-year leasehold development.
How much lease will remain when I get my keys?
Roughly 94 years at the expected Notice of Vacant Possession on 28 February 2031, and roughly 91 years at the expected legal completion on 28 February 2034. These dates are estimates.
Does the lease affect my loan?
Not at purchase, because the lease is long. It matters when you sell, because the next buyer's loan and CPF use depend on the remaining lease.
Is there a penalty for selling early?
Seller's Stamp Duty applies if you sell within four years of buying a property acquired on or after 4 July 2025, from 16% down to 4%.