Acquisition Procedure in Singapore Real Estate

Dear Valued Clients,
You may need to select an agent to service you. .Optional, but recommended. An good professional agent will not only help you to find the right property, but also ensure you get the right location & price, ensure all small details are covered prior to renting, guide you through the documentation process and taking & handing over of property.Find one who is familiar with the location and type of property you have in mind. Discuss your requirements with him and be specific. This will allow him to advise and service you in a professional manner..
Decide beforehand on a few likely locations that you’d like to live in. Take into account things like the distance to work places, schools, transportation and places that you visit frequently with your family’s lifestyle in mind.Deciding on the right location is very important and it will determine the convenience for you and your family. Price – Budgeting yourself will also evaluate the size areas of the apartments or houses that are suitable for you.You should be cosidering the following factors when renting a house in Singapore.
a)Size
How large a home do you need? How many bedrooms do you need? Do you need a private enclose space or a garden for your children to play?
b) Facilities
Would you like the advantage of a swimming pool, tennis courts and other condominium type facilities? Or, would you prefer to join a recreation club and enjoy a wider variety of leisure?
c)Amenities
Are shops, banks, and markets within a short distance away?
d)Duration of Lease Normally landlord prefer the lease period to be at least 12 months or more.
e) Furnishing
Do you need the house to be fully furnished, partially furnished or unfurnished?
f) Budget
Once you’ve decided on a location and size of home that you’d like, think about how much you’ll be willing to spend. Bear in mind other monthly expenses that come with renting a home eg. utilities and telephone charges.
Ownership
Always ensure that the Landlord is the actual owner of the property. You may wish to request for proof when you are making the rental.
Eligibility to Rent – HDB Flats
Whole Flat : HDB flat owners who wish to sublet their whole flat must seek approval from the HDB Branch Office managing the flat before subletting their flat.
Bedrooms : The number of bedrooms which flat owners can sublet and the maximum number of occupiers* allowed in each flat depends on the flat type.
Flat Type Maximum Number of Bedrooms
Allowed for Subletting Maximum Number of Occupiers*
Allowed in Each Flat
3-room 1 bedroom 6 persons
4-room 2 bedrooms 8 persons
5-room 2 bedrooms 8 persons
Executive 2 bedrooms 8 persons
*include owners, authorised occupiers and subtenants
Owners of 1 and 2-room flats are not allowed to sublet bedrooms.
Viewing Etiquette
Once you have decided on the type of home to rent, your agent will arrange for you to view all available homes matching your criteria. Bring a small notebook and take notes for later comparison. Put down the positive and negative points about the property. This will help you make an informed decision later. Be punctual for viewing appointments. Dress casually but smartly.
Before you enter any prospective home, always take note of the surrounding areas. Don’t forget, you can always redecorate the interior of a home but there’s no way you can change the surroundings! Also, don’t be distracted by a home that looks just the way you would have liked, get carried away and forget to check for things like cracked tiles and fittings that don’t work.
Avoid making any negative comments if the landlord are present to avoid offending them. Always try and make a friend. Remember, you may decide to rent their home after all .
Making an Offer Once you find a home that you like, discuss with your agent with regards to the asking and market price for the property. Compare that property with those that you have viewed. Refer to your notes about the property. Your agent should be able to help you to decide on an offer price.
Remember, you’re not the only one looking around for a home. By all means don’t rush into making a hasty decision but, if you don’t decide soon, some one else will! And above all, always remember that no matter how many homes you look at, there’s no way they’re going to be 100% perfect. It’s best to have an open mind and be prepared to adjust your expectations a little.
After negotiating the rental with the landlord on your behalf and upon reaching an agreement,the landlord’s agent will then prepare the necessary documents for you such as the Letter of Intent and Tenancy Agreement.
a) Documentation
After you have decided to rent your ideal property and you will need to prepare the following:
- Photocopied passport
- Photocopied employment pass
- One month’s rental for the good faith deposit
b) Letter of Intent
The Letter of Intent, LOI for short, is a letter proposing your intention to lease the property. It will also state your requirements to the landlord. You should take note of the following:
1. Diplomatic Clause
This clause is to safe-guard you in the event that your employment is ceased or you are transferred to another country such that you can terminate the lease after 12 months by giving 2 months notice. Thereafter, the security deposit will be refunded to you. Please note that most landlords will only include the diplomatic clause if the lease is more than a year.
2. Good faith Deposit
This is the booking deposit; usually the amount is one month’s rent. After the landlord signed the Letter of Intent and accept this deposit, he cannot rent the property to other party. This deposit will become part of the security deposit or advance rental after the Tenancy Agreement is signed.
3. Security Deposit
The amount of the security deposit is usually stated in the Letter or Intent. The standard practice in Singapore is usually one month’s rent for every year of lease. It will only be payable upon signing of the Tenancy Agreement. When the lease term ends, the deposit will be refunded without interest. However, the landlord reserves the right to deduct from the deposit all costs and expenses arising from the tenant for breaching any of the covenants stated in the Tenancy Agreement.
4. Term of Lease
In Singapore, the standard lease period is more than 1 year, with or without an option to renew the lease. The lease renewal is usually for another 1 to 2 years. For the lease renewal option, the landlord would normally require that you give 2 or 3 months’ advance notice of your intention to renew. Most landlords will not accept leases that are less than 1 year.
5.Your Requirements
Ensure that all your requirements and requests are clearly stated in the Letter of Intent. For example, such as requesting a new sofa, new bed or new washing machine etc. After the landlord had signed the Letter of Intent, he is bound by the Letter to provide you the requests.
Tenancy Agreement
After the Letter of intent is duly signed, the landlord’s agent will prepare the Tenancy Agreement. Any legal fees incurred for the drawing up of the agreement is usually borne by the tenant. However, if the landlord’s agreement is acceptable, there will usually not be any legal fees involved. You will need to prepare the rest of the security deposit and advance rental upon signing of the Tenancy Agreement.
* For 1 year lease – 1 month’s deposit and 1 month’s advance rental.
* For 2 years lease – 2 month’s deposit and 1 month’s advance rental.
Taking Over the Property
The landlord will prepare an Inventory List on or before the day of handing over. Check the items listed in the inventory. Check all electrical appliances, air-con, lightings, water heater etc. If there is anything unsatisfactory, do not panic; note it down on the inventory. Even brand new houses have defects, therefore be understanding and allow the landlord to rectify it within a reasonable period.
Thereafter, enjoy your stay at a new home!!!
Still have doubt?? Call me now..

Rental Procedure in Singapore Real Estate

Dear Valued Clients,
You may need to select an agent to service you. .Optional, but recommended. An good professional agent will not only help you to find the right property, but also ensure you get the right location & price, ensure all small details are covered prior to renting, guide you through the documentation process and taking & handing over of property.Find one who is familiar with the location and type of property you have in mind. Discuss your requirements with him and be specific. This will allow him to advise and service you in a professional manner..
Decide beforehand on a few likely locations that you’d like to live in. Take into account things like the distance to work places, schools, transportation and places that you visit frequently with your family’s lifestyle in mind.Deciding on the right location is very important and it will determine the convenience for you and your family. Price – Budgeting yourself will also evaluate the size areas of the apartments or houses that are suitable for you.You should be cosidering the following factors when renting a house in Singapore.
a)Size
How large a home do you need? How many bedrooms do you need? Do you need a private enclose space or a garden for your children to play?
b) Facilities
Would you like the advantage of a swimming pool, tennis courts and other condominium type facilities? Or, would you prefer to join a recreation club and enjoy a wider variety of leisure?
c)Amenities
Are shops, banks, and markets within a short distance away?
d)Duration of Lease Normally landlord prefer the lease period to be at least 12 months or more.
e) Furnishing
Do you need the house to be fully furnished, partially furnished or unfurnished?
f) Budget
Once you’ve decided on a location and size of home that you’d like, think about how much you’ll be willing to spend. Bear in mind other monthly expenses that come with renting a home eg. utilities and telephone charges.
Ownership
Always ensure that the Landlord is the actual owner of the property. You may wish to request for proof when you are making the rental.
Eligibility to Rent – HDB Flats
Whole Flat : HDB flat owners who wish to sublet their whole flat must seek approval from the HDB Branch Office managing the flat before subletting their flat.
Bedrooms : The number of bedrooms which flat owners can sublet and the maximum number of occupiers* allowed in each flat depends on the flat type.
Flat Type Maximum Number of Bedrooms
Allowed for Subletting Maximum Number of Occupiers*
Allowed in Each Flat
3-room 1 bedroom 6 persons
4-room 2 bedrooms 8 persons
5-room 2 bedrooms 8 persons
Executive 2 bedrooms 8 persons
*include owners, authorised occupiers and subtenants
Owners of 1 and 2-room flats are not allowed to sublet bedrooms.
Viewing Etiquette
Once you have decided on the type of home to rent, your agent will arrange for you to view all available homes matching your criteria. Bring a small notebook and take notes for later comparison. Put down the positive and negative points about the property. This will help you make an informed decision later. Be punctual for viewing appointments. Dress casually but smartly.
Before you enter any prospective home, always take note of the surrounding areas. Don’t forget, you can always redecorate the interior of a home but there’s no way you can change the surroundings! Also, don’t be distracted by a home that looks just the way you would have liked, get carried away and forget to check for things like cracked tiles and fittings that don’t work.
Avoid making any negative comments if the landlord are present to avoid offending them. Always try and make a friend. Remember, you may decide to rent their home after all .
Making an Offer Once you find a home that you like, discuss with your agent with regards to the asking and market price for the property. Compare that property with those that you have viewed. Refer to your notes about the property. Your agent should be able to help you to decide on an offer price.
Remember, you’re not the only one looking around for a home. By all means don’t rush into making a hasty decision but, if you don’t decide soon, some one else will! And above all, always remember that no matter how many homes you look at, there’s no way they’re going to be 100% perfect. It’s best to have an open mind and be prepared to adjust your expectations a little.
After negotiating the rental with the landlord on your behalf and upon reaching an agreement,the landlord’s agent will then prepare the necessary documents for you such as the Letter of Intent and Tenancy Agreement.
a) Documentation
After you have decided to rent your ideal property and you will need to prepare the following:
- Photocopied passport
- Photocopied employment pass
- One month’s rental for the good faith deposit
b) Letter of Intent
The Letter of Intent, LOI for short, is a letter proposing your intention to lease the property. It will also state your requirements to the landlord. You should take note of the following:
1. Diplomatic Clause
This clause is to safe-guard you in the event that your employment is ceased or you are transferred to another country such that you can terminate the lease after 12 months by giving 2 months notice. Thereafter, the security deposit will be refunded to you. Please note that most landlords will only include the diplomatic clause if the lease is more than a year.
2. Good faith Deposit
This is the booking deposit; usually the amount is one month’s rent. After the landlord signed the Letter of Intent and accept this deposit, he cannot rent the property to other party. This deposit will become part of the security deposit or advance rental after the Tenancy Agreement is signed.
3. Security Deposit
The amount of the security deposit is usually stated in the Letter or Intent. The standard practice in Singapore is usually one month’s rent for every year of lease. It will only be payable upon signing of the Tenancy Agreement. When the lease term ends, the deposit will be refunded without interest. However, the landlord reserves the right to deduct from the deposit all costs and expenses arising from the tenant for breaching any of the covenants stated in the Tenancy Agreement.
4. Term of Lease
In Singapore, the standard lease period is more than 1 year, with or without an option to renew the lease. The lease renewal is usually for another 1 to 2 years. For the lease renewal option, the landlord would normally require that you give 2 or 3 months’ advance notice of your intention to renew. Most landlords will not accept leases that are less than 1 year.
5.Your Requirements
Ensure that all your requirements and requests are clearly stated in the Letter of Intent. For example, such as requesting a new sofa, new bed or new washing machine etc. After the landlord had signed the Letter of Intent, he is bound by the Letter to provide you the requests.
Tenancy Agreement
After the Letter of intent is duly signed, the landlord’s agent will prepare the Tenancy Agreement. Any legal fees incurred for the drawing up of the agreement is usually borne by the tenant. However, if the landlord’s agreement is acceptable, there will usually not be any legal fees involved. You will need to prepare the rest of the security deposit and advance rental upon signing of the Tenancy Agreement.
* For 1 year lease – 1 month’s deposit and 1 month’s advance rental.
* For 2 years lease – 2 month’s deposit and 1 month’s advance rental.
Taking Over the Property
The landlord will prepare an Inventory List on or before the day of handing over. Check the items listed in the inventory. Check all electrical appliances, air-con, lightings, water heater etc. If there is anything unsatisfactory, do not panic; note it down on the inventory. Even brand new houses have defects, therefore be understanding and allow the landlord to rectify it within a reasonable period.
Thereafter, enjoy your stay at a new home!!!
Still have doubt?? Call me now..

Relocating to Singapore

Dear Valued ExpartriatesBefore relocating to Singapore, you will probably face a host of questions and concerns about Singapore. We hope to help you settle down quickly and hassle free, so that you will feel at home in not time. We will be providing the following services to you.a) Liaise with you (or your Human Resource Department) regarding your accommodation budget and requirements and contact you upon your arrival in Singapore.b)Discuss with you on your preferences and specific needs, and address various queries and concerns which you may have.c)Provide you with a shortlist of carefully selected properties based on the given information and requirements.d) Make arrangements to accompany you for the viewings, including picking you up at your hotel / service apartment.e)During your viewing, highlight to you the features of the property, and familiarise you with the location and availability of amenities such as F&B outlets, public transportation , MRT stations, schools, supermarkets, etc.f) Assist you in negotiating the lease terms and advise you on all necessary documentation and procedures.g) Assist you in opening accounts for telephone and utilities prior to commencement of the lease.h) During the take-over of the property, assist you in verifying the list of inventories and help you settle in.i) Throughout the term of the tenancy, remain available to liaise with the landlord and attend to any real estate matters.j)Upon expiry of the tenancy, assist you in the negotiation for a fresh lease or in the search for alternative accommodation.What I will do for youStep 1 – Establish Your NeedsEstablish your needs with me. Fill out the contact form and I will contact you shortly.Step 2 – The SearchI will work with you closely on your ideal home search and through my extensive databases for apartments, condos & houses in SingaporeStep 3 - House HuntingYour house hunting begins here. I will arrange a list of various properties according to your needs for you to view.Step 4 - Shortlist PropertiesI will arrange another round of viewing for you to re-evaluate your choices of short listed properties.Step 5 – Letter of Intent (LOI)Interested in a property? A Letter of intent (subject to tenancy agreement) will be submitted to the Landlord to indicate your firm interest to lease the property. This is usually accompanied by a one-month security deposit. Your offer and requirements will be stated in the LOI.Step 6 – Tenancy Agreement (TA)I will prepare the Tenancy Agreement for both parties to sign (landlord and tenant).Step 7 – Stamping, Utilities, DepositAfter the signing of TA, another month of security deposit and one month of advance rental are usually given to the landlord. The stamping and opening of utilities account etc. will be followed.Step 8 - Furniture,Car Rental & MoversIf you are looking for furniture, electrical appliances, car rental and movers, I have useful contacts for you!Step 9 - HandoverI will go through with you on the inventory list on the handover day.I am looking forward to being of assistance to your family and you soon.Still have doubt?? Call me now or send me an email…..

Register for VIPP Preview

Why must you Register for VVIP Preview?VVIP Preview (commonly known as private preview or soft launch) of condos is a special invitation extended to interested buyers before the actual launch of the project. The main motive behind the VVIP previews is for the developer to guage the public response before the project is launched. The price for the first batch of released units will usually be the lowest if the demand for the project is great. After the first batch of units are sold out, the developer will raise the price subsequently for the next few batches of units until all the units are sold out.I would like to emphasize that there is absolutely no obligation to buy the unit if the price is not right for you. VVIP preview is merely for you to preview the units before the public and to secure the best unit at the best price. As you know, the smallest units are usually the first to go as they are snatched up for investment purposes. Thus, it is advisable to register for VVIP preview if you are interested in any of the units. This is to avoid disappointment when you found out that the price has already increased or the best units are gone.The procedure is as follows:Why must you Participate in Priority Booking?Priority Booking of units is to help you to secure your chosen unit before you come for the VVIP preview. Booking of units is usually subjected to a first come first serve basis and it is necessary for you to choose the units first. If you do not lock in your units, your chosen units may be gone on the preview day as someone else might have booked the units before you. Another reason to book the units is to be able to secure your unit even if you are unable to come for the VVIP preview. After the price release, you can release your units for other people in the queue if you think that the price is not right for you. There is absolutely no obligation or penalty if you withdraw your application. This makes it risk free for genuine buyers like you.The priority booking procedure for VVIP Preview summarises all the things you need to do to beat the public and secure your preferred unit.The procedure is as follows:1 .Choose your preferred stacks from the site plan, followed by the units from the floor plan.2 .You will meet up with me to submit a cheque and do up the paperwork (2 forms only). A photocopy of buyer NRIC (front and back) is also needed for the registration.3 .I will attach a banker for a low interest mortgage loan (In principle approval)4 .On the VVIP Preview day, you can come to the showroom to view the show flat and wait for the price announcement. If you are satisfied with the price, I will go ahead to help you secure your choice units. Alternatively, if you are unable to make it for the VVIP preview, I will call up to confirm on the price. If you are satisfied with the price, just call or send a SMS to confirm and I will help to submit your cheque. The amount will be 5% of the quantum price of the unit.For first timer condo buyers or those not familiar with the priority booking process, please call my hp +65 8382 4638 and I will help you to make an informed decisionRemember that there is absolutely no obligation or penalty if the price is not within expectation and you withdraw your application.In every projects, large units on high floor and small units are in very high demand and will be sold out very fast.

One Dusun @ Jalan Dusun

SUCCESSFUL LAUNCH @ ONE DUSUN Commerial and Resdences Preview of One Dusun Residences 12pm, Showflat open to Interested Buyers 1230pm, Price Release for Residential Units 1330pm, Cheque Cut Off for Residential Units 1345pm, Balloting Begin... 1600hrs.. 95% Sold Out. 95% of the Whole Development is almost SOLD OUT, not 95% of Phase 1, or Phase 2, but for the entire project on One Dusun For the buyers, 150 residential and 76 commercial buyers went home happy having secured their units with the assistance of their agents. An equal numbers of interested buyers also went home having lost in the balloting. In a project that secured 300++ cheques for Residential units alone, one can see the quality of the project, and the expertise of the agents that count.The whole process repeated itself again at night for the preview of the Commercial Properties? All in, 226 Units sold in a single day.Time to move on to the NEXT projec but wait do you want to lose out once again.Register with me for future New Launch now!!

The Shoreline Residences@ Inggu Road,Wan Hassan Drive

The wonders of nature blend seamlessly with contemporary chic at the Shoreline Residences.
Boasting 16 gorgeous landed terrace houses, this prestigious new development is strictly for families who enjoy the finer things in life.
Located just a stone’s throw from Sembawang Beach, The Shoreline Residences offers a unique lifestyle that very few developments can match in Singapore’s concrete jungle. You can frolic on the beach and enjoy the wonders of the sea at the Beach with a few minutes away. Getting to a park for an evening stroll is also a breeze at Sembawang Park at a minute from your luxurious abode.
The Shoreline Residences puts you close to not only nature but also modern conveniences. Enjoy all that life has to offer with major shopping centres all within a short ride from your home. The Shoreline Residences – an irresistible combination offering the best of both worlds.

!7 Westmond @ West Coast Road

17 Westmont Unique features: Rare freehold cluster home property Affordable quantum Spacious rooms with ensuite toilets in each room Private Jacuzzi on the attic level Easy access to public transport with bus services and Haw Par Villa MRT just minutes’ drive away Close proximity to educational institutions such as National University of Singapore (NUS), Anglo Chinese School (Independent), Fairfield Methodist Primary and Secondary Schools and Anglo Chinese Junior College (ACJC) Close proximity to West Coast Park which offers many recreational activities opportunities such as jogging, cycling, picnics and many more Close proximity to eateries and amenities Close proximity to Sentosa and VivoCity Close proximity to FushionPolis, BioPolis and Ministry of Education Headquarters High rental demand in the area High potential for rental and capital yield Remarks: Unit is sold subject to existing tenancy. However, the owner has to agree to the following (in the Option to Purchase): In the event the Purchaser requires vacant possession of the property, parties hereby agree that the Vendor may deliver vacant possession of the property within 6 months from the date of exercise of the Option. Pending delivery of the vacant possession, the Vendor is not required to pay any rent and/or outgoings in respect of the property.

Mont Timah@ Bukit Timah

<Mont Timah designed by Sonny Chan of Chan Sau Yan Associates winner of President’s Design Award 2011 it”s a 99-year leasehold boutique development comprising 32 exclusive strata cluster homes with common facilities including basement car park, swimming pool, gymnasium and outdoor functional areas. Each home is fitted with private lift and a roof terrace with commanding views of the rain forest. The development was awarded the Building Construction Authority Green Mark Gold Award. Some exclusive units are available for Sale and Leasing,call Jefffrey Ng at (65) 8382 4638 now for private viewings.