Untitled Document

Expatriates Renting Guide

1. Budget - How much am I allocating for my housing in Singapore? It is a personal lease or my company paying? How much should the maximum be? Give yourself a flexible range like $2,000- $5,000, so you will not find yourself being stuck in a situation where you are not able to find a place with a firm budget, in an area or apartment that you like.

Budgeting yourself will also evaluate which are the areas and apartments are suitable for you. If you have a budget of $5,000 a month for rental, you can get an apartment of about 1,300 sq ft to 1,500 sq ft. (Also much depending on the district). If you have $10,000 a month budget, you can rent a luxurious apartment with facilities such as swimming pool, tennis courts and gym. (Examples are Pebble Bay, Camelot and Four Seasons Park). And even a landed home with a private swimming pool. If you have a budget of $15,000 - $30,000, you can rent a first class bungalow with many rooms, a lush garden, and even a private swimming pool- situated at a prime district like Holland Road, Bukit Timah or even Orchard area.

2. Location - Location is very important and it will determine the convenience for you family and yourself. Take into consideration where you work, where your spouse works, and where your kids will study. Then situate yourself in the middle of these places, so you will not have to travel so far to work or the children will not have to travel too far to school. Our consultants will help you select the most ideal location and apartment.

3. Facilities - Different people have different needs and wants, therefore, you will need to evaluate your needs and wants like what kind of facilities are you looking at? A lap pool, with a Jacuzzi, or a tennis court or basketball court? A gym? After combining what you need, it will be easier to find what you need.

4. Amenities - Consider the amenities nearby, like do I require an MRT nearby? Or do you need a supermarket nearby. These are also critical to your everyday life, as they will pose convenience.

The Renting& Leasing Process:

1. Select an agent
Optional, but recommended. A 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.

2. Location and Price
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.

3. 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
Your agent will then prepare the necessary documents for you such as the Letter of Intent and Tenancy Agreement.

4. 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:

a. 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.

b. 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.

c. 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.

d. 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.

e. 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.

5. 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.

6. 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.

Location Guide
Singapore is an island that features world class dining, shopping, hotels, parks, gardens and entertainment among its many attractions. However, in recent years it has earned the dubious distinction but rather unfounded reputation of offering its visitors only two alternatives, eating and shopping.

Although Singapore has a small land area, sub-markets have evolved over time as a result of location. For example, the residential districts of Bukit Timah, Holland Road, Tanglin district and Orchard Road can be considered as a local market within the residential market in Singapore. Raffles Place is generally regarded as the prime market for office space while Orchard Road is the prime location for retail space.

East Coast vicinity - Districts 15 and 16

There is so much to do whether you are a sport enthusiast or interested in leisurely activities. Most Singaporeans regard East Coast Park as a favourite play area as it is full of different possibilities. Activities such as bowling, cycling, windsurfing, canoeing, and roller-blading and sailboarding can be enjoyed at this park. Families can also hold picnics here while enjoying the beauty of the park. Other leisure attractions include the East Coast Tennis Centre and the Laguna Golf Course. Eating outlets are also available around the park's vicinity.

Other than that, you can also enjoy a good seafood at the popular stretch along the east coast beach. More than 10 seafood restaurants, that you'll be spoilt for choice.

Expatriates choose to live in the east coast because it is away from the hustle and bustle of city living, and the east offers more choices for food and the privilege of having the sea closeby. Some of them select apartments that offers a panaromic sea view. Some of these apartments include Bayshore Park and Costa Del Sol. Apart from that, there are also some other that offer breath-taking waterfront river views, they are Pebble Bay, Camelot and Costa Rhu. People leisurely fishing or roller-blading along the jogging tracks along Pebble Bay and Costa Rhu is a common form of relaxation for those who live in that area. Pebble Bay and Costa Rhu condos are around 45 minutes by school bus to the United World College in District 21 and to the American School. Water Place and Sanctuary Green are the latest condominium in Tanjong Rhu area.

The quiet east-coast suburb of Katong, that once served as the centre of Peranakan culture yet still remains Peranakan houses. Now selling inexpensive children's clothes and antiques. Off the main road is the even more old-fashioned Joo Chiat Road, which gets more and more interesting as it approaches Geylang Road. The shops sell Chinese kitchenware, antiques, baby clothes, and lots of offbeat items. If you walk a short distance down Joo Chiat Road, you will end up at another modern shopping complex, Parkway Parade, where modern shops abound and are mixed with outside shopping and hawker stalls and cafes.

Orchard, Bukit Timah and Holland vicinity - Districts 9 and 10

District 9 encompasses the Orchard, Killiney, Grange and River Valley precincts

The main arterial roads will be Orchard & Grange (from Paterson and Scotts Road onwards), Clemenceau and River Valley road. Orchard Road is a tree lined road with generous boulevards for pedestrians on either side of the road. Orchard Road constitutes the main shopping district of Singapore and major department stores, hotels, boutiques and dining and entertainment venues are located there. It is the equivalent of Ginza and Roppongi in Tokyo and Oxford, Regent Streets and Piccadilly Circus in London.

The residential precincts in this district are found on Cairnhill to the north of Orchard Road, and Killiney, Grange and River Valley to the south. Condominiums nearest to Orchard train station - The Paterson Edge, Richmond Park, Four Seasons Park, Parisian, Skyline Angullia, etc.

Cairnhill is made up mainly of high rise condominiums with a small pocket of landed residences in the Mount Elizabeth area. The condominiums are mostly beyond 10 years in age whilst the landed residences (mainly terraced houses) are much older at 40+ years vintage. The popular condos in the Cairnhill area are Cairnhill Plaza, Elizabeth Heights, Richmond Park, Casa Cairnhill and others. The Light @ Cairnhill and Cairnhill Crest are the newer condominium located there.

Grange Road and River Valley Road are sprouted with condominiums and are one of the most desired residential area in Singapore. Condominiums like the Spring Grove, Grange Residences, Grangeford Apartments, Horizon Towers, Regency Park, Valley Park are very popular with expatriates.

District 10 encompasses a a large residential area from Orchard (West of Paterson Road) to Holland as well as Bukit Timah precincts. District 10 is the picture of leafy surburbia with well scrubbed dwellings on generous (by local standards) plots of land with ready access to schools, both local and international, supermarkets, the Orchard malls, Holland Village and CBD areas. More popular condominiums are The Balmoral Residences, Belmond Green, Fifth Avenue Condominium, Duchess Crest and much more.

The main roads in this district are Bukit Timah, Dunearn, Holland, Steven, Farrer and Napier Roads. Most of the landed housing is found in around the Bukit Timah, Dunearn and Holland areas while Steven and Farrer Road are more built up with apartment and condominium blocks.

Landed housing on up to 10,000 square feet of land is to be found in the Bukit Timah and Dunearn areas. Various configurations of landed housing are available, with terraces (ie a landed dwelling sandwiched between two other dwellings) occupying up to 2,000 sq feet, semi-detached( dwelling sharing a common wall with another dwelling) up to 5,000 square feet and Bungalows (free standing houses) from 5,00 square feet onwards. The houses are to be found in varying vintages, with the bulk greater than 20 years in age and the newer ones (usually renovated by the owners) from 10-15 years in lesser supply. Newly renovated or erected landed dwellings are in short supply, command a greater premium and are usually taken up by excess demand rather quickly.

Dwellings on land plots larger than 10,000 square feet are to be found in the Napier (Pierce, Sweetenham, Nassim, Cluny Roads) and Holland (Leedon, Bin Tong, Oei Tiong Ham, Queen Astrid Parks) areas. These usually house stately mansions with built up areas from 6,000 square feet upwards.

The Holland precinct is serviced by the inimitable bohemian shopping hub at Holland Village. There is nothing like it anywhere else in Singapore and is a favourite amongst expatriates and locals alike. Shops selling all kinds of merchandise and a delightful variety of dining outlets is to be found there.

City, Raffles Place, River Side - Districts 1 to 8

Most people would like to stay near to their work place. There aren't many condominiums or apartments to choose from if you are looking to stay within walking distance to the Singapore Business District. The more popular ones would be Emerald Garden, The Arris, The Riverside Piazza.

Further up north is the Singapore River. Along the river there are several condominiums worth considering as it is still within a stone's throw away from the Shenton area. Expatriates love to stay in this area as there are many restaurants, pubs and clubs along the river and the Mohamed Sultan Road. Condominiums like River Place, The Quayside, Robertson 100, UE Square are highly recommended.

There are also a couple of commercial / residential buildings that have condominium facilities in the heart of the city - Beach Road and Bugis area. They are Sunshine Plaza Residences, The Bencoolen and Burlington Square. All of them are located very near to commercial retail shops, food courts and restaurants.