diff --git a/server/core/basic_cluster.go b/server/core/basic_cluster.go
index 53598cc5ec37..075ea6a53ec2 100644
--- a/server/core/basic_cluster.go
+++ b/server/core/basic_cluster.go
@@ -307,9 +307,10 @@ func (bc *BasicCluster) PreCheckPutRegion(region *RegionInfo) (*RegionInfo, erro
 	r := region.GetRegionEpoch()
 	o := origin.GetRegionEpoch()
 	// Region meta is stale, return an error.
-	if r.GetVersion() < o.GetVersion() || r.GetConfVer() < o.GetConfVer() {
+	if r.GetVersion() < o.GetVersion() || r.GetConfVer() < o.GetConfVer() || region.GetTerm() < origin.GetTerm() {
 		return origin, ErrRegionIsStale(region.GetMeta(), origin.GetMeta())
 	}
+
 	return origin, nil
 }
 
diff --git a/server/core/region.go b/server/core/region.go
index 45c979a905f0..3e7875707170 100644
--- a/server/core/region.go
+++ b/server/core/region.go
@@ -31,6 +31,7 @@ import (
 // RegionInfo records detail region info.
 // Read-Only once created.
 type RegionInfo struct {
+	term              uint64
 	meta              *metapb.Region
 	learners          []*metapb.Peer
 	voters            []*metapb.Peer
@@ -90,6 +91,7 @@ func RegionFromHeartbeat(heartbeat *pdpb.RegionHeartbeatRequest) *RegionInfo {
 	}
 
 	region := &RegionInfo{
+		term:              heartbeat.GetTerm(),
 		meta:              heartbeat.GetRegion(),
 		leader:            heartbeat.GetLeader(),
 		downPeers:         heartbeat.GetDownPeers(),
@@ -141,6 +143,11 @@ func (r *RegionInfo) Clone(opts ...RegionCreateOption) *RegionInfo {
 	return region
 }
 
+// GetTerm returns the current term of the region
+func (r *RegionInfo) GetTerm() uint64 {
+	return r.term
+}
+
 // GetLearners returns the learners.
 func (r *RegionInfo) GetLearners() []*metapb.Peer {
 	return r.learners
diff --git a/tests/server/cluster/cluster_test.go b/tests/server/cluster/cluster_test.go
index 3277dae442bb..840161443526 100644
--- a/tests/server/cluster/cluster_test.go
+++ b/tests/server/cluster/cluster_test.go
@@ -1022,3 +1022,72 @@ func (s *clusterTestSuite) TestUpgradeStoreLimit(c *C) {
 	c.Assert(oc.AddOperator(op), IsFalse)
 	c.Assert(oc.RemoveOperator(op), IsFalse)
 }
+
+func (s *clusterTestSuite) TestStaleTermHeartbeat(c *C) {
+	tc, err := tests.NewTestCluster(s.ctx, 1)
+	defer tc.Destroy()
+	c.Assert(err, IsNil)
+
+	err = tc.RunInitialServers()
+	c.Assert(err, IsNil)
+
+	tc.WaitLeader()
+	leaderServer := tc.GetServer(tc.GetLeader())
+	grpcPDClient := testutil.MustNewGrpcClient(c, leaderServer.GetAddr())
+	clusterID := leaderServer.GetClusterID()
+	bootstrapCluster(c, clusterID, grpcPDClient, "127.0.0.1:0")
+	storeAddrs := []string{"127.0.1.1:0", "127.0.1.1:1", "127.0.1.1:2"}
+	rc := leaderServer.GetRaftCluster()
+	c.Assert(rc, NotNil)
+	rc.SetStorage(core.NewStorage(kv.NewMemoryKV()))
+	var peers []*metapb.Peer
+	id := leaderServer.GetAllocator()
+	for _, addr := range storeAddrs {
+		storeID, err := id.Alloc()
+		c.Assert(err, IsNil)
+		peerID, err := id.Alloc()
+		c.Assert(err, IsNil)
+		store := newMetaStore(storeID, addr, "2.1.0", metapb.StoreState_Up, fmt.Sprintf("test/store%d", storeID))
+		_, err = putStore(c, grpcPDClient, clusterID, store)
+		c.Assert(err, IsNil)
+		peers = append(peers, &metapb.Peer{
+			Id:      peerID,
+			StoreId: storeID,
+		})
+	}
+
+	regionReq := &pdpb.RegionHeartbeatRequest{
+		Header: testutil.NewRequestHeader(clusterID),
+		Region: &metapb.Region{
+			Id:       1,
+			Peers:    peers,
+			StartKey: []byte{byte(2)},
+			EndKey:   []byte{byte(3)},
+			RegionEpoch: &metapb.RegionEpoch{
+				ConfVer: 1,
+				Version: 1,
+			},
+		},
+		Leader:          peers[0],
+		Term:            0,
+		ApproximateSize: 10,
+	}
+
+	region := core.RegionFromHeartbeat(regionReq)
+	err = rc.HandleRegionHeartbeat(region)
+	c.Assert(err, IsNil)
+
+	// Transfer leader
+	regionReq.Term = 1
+	regionReq.Leader = peers[1]
+	region = core.RegionFromHeartbeat(regionReq)
+	err = rc.HandleRegionHeartbeat(region)
+	c.Assert(err, IsNil)
+
+	// Stale heartbeat, update check should fail
+	regionReq.Term = 0
+	regionReq.Leader = peers[0]
+	region = core.RegionFromHeartbeat(regionReq)
+	err = rc.HandleRegionHeartbeat(region)
+	c.Assert(err, NotNil)
+}