Real Estate Property Agent Singapore

Relocating to a new environment offer many challenges that may be big and small, it inevitably takes you away from your comfort zone. Hence, it is necessary to become familiar with the new environment. Expatriates often experience the symptoms of culture shock somewhat differently. Impacts of arriving in a new culture are physical & psychological. The following are points will affects new associate relocating to Singapore.

1) You can be afflicted by ailments without reasons, such as headaches, loss of appetite, fatigue and diarrhoea.

2) Your senses are on full alert with new sights, sounds, smells and tastes which may increase stress level.

3) Metabolism may take months to adapt to a new climate.

4) Even when you are resting or sleeping, the new environment impacts on your senses, possibly influencing your dreams.

5) You consider yourself non-racist however you find yourself using generalisations about the locals; "they" are rude, dirty and "they" don’t like me. This can be quite a shock to your self-image.

6) Your behaviour towards other people as well as colleagues may take a turn for the worse. You feel impatient and frustrated when they do not speak your native language and become angry when their systems of work or organisation culture are different.

7) Your job performance in the organisation will be ineffective and inefficient resulting in detriment to the organisation.

Recommendations

We believes that getting to know your new environment is a part of the search for your ideal home in Singapore. Our orientation services are provided during the home search or even before the expatriate’s arrival into Singapore through our communication via email or phone conversation.

We make our clients’ relocation to Singapore enjoyable and fast for them to adjust/adapt to the new environment. With that the expatriates will have more time to adjust to the new lifestyle and not worry about accommodation in Singapore. Because you know that you are well taken care of.

[ more Our Services ]

Before you start looking for that ideal property ask yourself what the ‘musts’ are and what would be a bonus, this will make searching easier for you and saving you time.

1) Age of property - New properties usually have better fittings/fixtures but have smaller garden
2) Location - Near your office, near shops and amenities, near train (MRT), bus stop, near school ...
3) Surroundings - Surrounding greeneries, tranquility, city living ...
4) Size of property & Number of Bedrooms
5) Having an open area - Such as garden, porch, patio or balcony

In order for us to provide you with a more precise property search with effectiveness and efficiency, you may complete our property search enquiry form so that we can better understand and fulfil your needs and requirements.

We offer a one-stop relocation products and services for all our clients. This will reduce the likelihood that you maybe viewing the same properties more than once.

To minimize your confusion and saving of valuable personal time/cost, please use us exclusively. We are prepared to commit all our efforts and time, seraching for your ideal home. Having a team of Exquisite Homes Expatriates' Relocation Professionals, we have our own exclusive network of properties available UNIQUELY for YOU.

WE have access to details or information on all the properties in Singapore due to extensive database provided only to us. Requirements often differ without viewing actual properties. Hence using us exclusively you will be assured that after the 1st or 2nd viewing, we will better understand your needs as well as being able to match properties closer to your ideal requirements.

General Pricing Guideline
$	Low Range
$$	Middle Range
$$$	High Range
$$$$	Premier Range
District for Private Properties
District		Location
City Area, South West
1	$$$	Marina, Raffles Place, People's Pk
2	$$	Anson Rd, Tanlong Pagar
3	$$$	Queenstown, Tiong Bahru
4	$$$	Habourfront, Telok Blangah, WTC
5	$$	Clementi, Hong Leong Gdn, Pasir Panjang
6	$$	Beach Rd, High Street
7	$	Golden Mile, Middle Rd
8	$	Little India
9	$$$ / $$$$	Cairnhill, Orchard Rd, River Valley
10	$$$ / $$$$	Ardmore, Bt Timah, Holland , Tanglin Rd
Newton, Bt Timah & Clementi
11	$$$	Novena, Thomson, Watten Estate
21	$$	Clementi, Upp Bt Timah, Ulu Pandan
Balestier, MacPherson, Geylang, Toa Payoh
12	$$	Balestier, Serangoon, Toa Payoh
13	$	Braddell, MacPherson
14	$	Geylang, Eunos
East Coast, Marine Parade
15	$$	Amber Rd, Joo Chiat, Katong
16	$$	Bedok Upp East Coast, Eastwood, Kew Dr
Changi, Pasir Ris
17	$	Changi, Loyang
18	$	Tampines, Pasir Ris
Hougang, Serangoon, Thomson
19	$	Hougang, Serangoon Gdn, Ponggol
20	$	Ang Mo Kio, Bishan
West
22	$	Jurong
23	$	Bt Panjang, Choa Chu Kang, Dairy Farm, Hillview
24	$	Lim Chu Kang
North
25	$	Kranji, Woodgrove
26	$	Springleaf, Upp Thomson
27	$	Sembawang, Yishun
28	$	Seletar

Apartments / Condominiums
These properties come in many shapes and sizes from fully furnished to unfurnished. Most condominiums are equipped with full facilities like swimming pool, gym, tennis court, etc. Apartments may not have any facilities. These properties can be found almost anywhere.

Terrace Houses
Terrace houses or ‘row houses’ range from 1 to 3 floors with reasonable small size front and backyards. Most of these properties are not integrated with facilities.

Special type housing is the shop-houses/conservation houses; these are converted old-style local houses with cultural heritage which used to have the businesses on the ground floor. If you like to immerse yourself into the Singapore culture while working in Singapore, you should see them.

Semi-detached Houses
These houses provide you with privacy that gives you one build-on neighbour by your side. You are separated from your neighbour by a garden or path of anything between 0.5m. Various shapes and sizes are available. These properties are often unfurnished.

Bungalows
Bungalows are free standing houses on a large plot of land that provides you with the most privacy. A variety of shapes and sizes are also available.

A special type of properties in this category is the so called ‘black-and-white’ bungalow. These are older kampong-style houses of 1 to 2 floors high has a character of its own. Not many houses like these are available hence it is much sought after by high end tenants. These properties are often unfurnished.

You can go on forever to look for that perfect home but what is important is to choose one that you feel comfortable with, be it inside or outside. While looking for that perfect home, you may not want to commit to the potential property that you feel comfortable and later on it may be leased out. Perhaps you will end up with a home you do not even like.

(SOHO / SMALL OFFICE HOME OFFICE)
Using your home as an office will reduce your costs substantially especially when you are starting a small business in Singapore and are not sure that the business will thrive. It will reduce your traveling time and costs as well as being able to spend more time with your family.

For more details, please visit www.gov.sg / Home Office Scheme.

It is reasonable that the rental rates for newer properties are higher than older properties. In generally, older properties have a larger built-in area as compared to the newer properties. In the past, Singaporeans have a larger family thus properties at that time was build for that need. The lifestyle of Singaporeans changes eventually. This resulted in the decrease in birth rate in Singapore hence newer properties are build smaller.

It is important to know your liability especially when leasing older properties. The maintenances and repairs will be reduced when leasing a newer property as compared to an older property. A similar example will be maintenances and repairs of a new car compared to an old car.

Maintenance and repairs complication may arise when landlords and tenants do not reach an agreement. This will create frustration and change of lifestyle which will cause you some inconvenience. Thus, it is important to consider the age of the property.

[ more on maintenances and repairs ]

Some landlords like anywhere else in the world are out to take advantage of tenants. Good landlords will enhance your stay and lifestyle in your new home. Good landlords will assist you when your new home is not satisfactory.

Bad landlords will complicate your lifestyle when both of you could not reach an agreement on maintenances, repairs, etc in your new home. Bad landlords will also delay the repairs or requests that will create unnecessary frustration.

Recommendations
We will provide you with information that is known to us to the tenants about the conduct of the landlords. It is also important for you to personally meet the landlord to judge their conduct. Properties for lease from developers who are well established in Singapore are recommended.

Thus, it is important to know who your landlords are before signing the leasing contract. Thereafter, building a good relationship with them during your lease will assist you tremendously.

What are CableTV and Cable Internet ?
Most properties in Singapore are Cable ready. A very small portion of landed properties in Singapore are not cable ready. To access to CableTV and Cable Internet which are not cable ready will costs you SDG$1400 to set up the basic access point inside your home.

The cable connection in the property may be only accessible in the living room. Some tenants may require more access points to view the CableTV programs. For instance, an additional access point in the family room. For one access point, it will cost around SDG$150.00.

For cable internet connection, you do not require more access points as the service provider can provide you with wireless connections.

The above information is important when searching for your ideal home and the information will assist you in removing unnecessary costs.

There are three internet service providers (ISP) in Singapore. After registration, your internet account will be activated the next day or in a few days. The three ISPs are Singnet, StarHub Internet and Pacific Net. For more details and price plans visit www.singnet.com.sg / www.starhub.com.sg / www.pacific.net.sg

For instance, you have the budget to lease a property in the prime district with a below average condition and smaller built-in area. For that same budget you can lease a property outside the prime district with an above average condition and larger built-in area.

You will at this point, decide the priority of your leasing requirements. There are many factors to consider when leasing that ideal home. It is always recommended you prepare a list of requirements before your viewing starts as it will save your precious time and also reducing the viewings of properties that fall short of your requirements.

There is a wide variety of accommodation in Singapore.

Rental rate depends on:-
- Size and type of housing unit selected
- Location
- Existing condition
- Range of recreational facilities available
- Choice of furnishing -- partial or fully
- Market supply and demand forces
- The level /storey of housing selected

You should take into consideration of other expenses involved like phone bills, utilities, maintenance costs, purchasing or renting a car, cleaning/maid services and many more.

[ more on costs of accomodation ]

The monthly rental rates may start from S$1,500 for a studio apartment (500sq ft) to S$3,000. For a three bedroom apartment (1450 to 1800sq ft) rates may start from S$2,000 onwards. A landed property (bungalow/terrace/semi-detached house) can cost S$5,000 onwards. All rentals are subjected to location, age, facilities and size of the property. For general information on leasing prices in your prefered type of accommodation and district.

To obtain a detailed analysis of your prefered district and property, please do not hesitate to contact us . A personal Customised Market Report will be sent to you via email.

Most of the landed properties in Singapore are partially furnished. It is due to the huge built-in area of landed properties as well as tenants who lease landed properties generally have furnishings of their own.

In general, fully furnished condominiums/apartments will be approximately around S$200 more than condominiums/apartments that are partially furnished (Subjected tenant's requests). A partially furnished property is generally equipped with lighting, washing machine or dryer, air-conditioning, basic kitchen appliances, etc. A fully furnished property includes all the above mentioned as well as furniture like beds, sofa, television, etc. Besides all that we have furniture for rent if your furniture arrives on a later date. For more details and prices of furniture visit Mega Furniture Mall www.ikea.com.sg / www.ecourts.com.sg

Many tenants are very delighted to have found the ideal home however due to their furnishing requirements the landlord is unwilling to lease the property to them. The tenants are disappointed that after a long search, they have finally found their ideal home but are not able to lease it. The tenants may have shipped their furnishings to Singapore without knowing the furnishing practice in Singapore. Hence, they will create unnecessary dilemma for themselves.

The lease rate per month is usually negotiable. In most cases, lease rate is substantially reduced when tenants accept the current furnishings. The current furnishings may be a fully or partially furnished property.

Landlords will increase the lease rate per month if furnishings in the property are to be added or removed. The increase in the lease rate depends on the number of items to be added or removed by the tenants' request.

Reasons for increasing lease rate per month
Adding or the removal of furnishings will incur more cost for the landlord thereby reducing their lease returns.

Requesting additional furnishings
Landlords will be required to purchase furnishings to accommodate your requests

Requesting the removal of furnishings
Landlords will be required to hire movers to remove the furnishing as well as leasing a space to store the furnishings.

Recommendations
Do not ship your furnishings until you have found the ideal home. You can rent furnishings from companies in Singapore until your own furnishings arrived.

Alternatively, you may want to visit us in Singapore to find that ideal home 2 months before you move to Singapore. After the leasing contract is signed, you will then leave Singapore to your home country to organize your furnishings.

It is always recommended that you purchase the furnishings yourself. You may not like the furnishings provided by the landlords. In addition to that the overall difference in lease rate per month will be more than the costs of furnishings purchased by the landlords. The initial cost to furnish your new home may be huge but it may cost you even more if you add the difference of a fully and partially furnished property in lease rate per month.

2 Years Lease
Most landlords/agents highest interest is a 2 years lease. This will reduce the landlords' time and potential lost of rental to search for new tenants. The lease rate will be reduced substantially as compared to a 6 months or 1 year lease and additional requests such as furnishings from the tenant will be easier to accommodate. The diplomatic clause will be included in the lease contract.

The agent of the property on the other hand will obtain a higher commission when comparing to a 6 months or 1 year lease. Agents of the properties will have the upper hand when deciding the period of lease when landlords give them the exclusive to lease. Although landlords will accept a shorter term of lease. It is due to a higher commission for a 2 year lease thus the agent may not convey the offer to the landlord.

1 Year Lease
This is the second preferred option for the landlords. The lease rate can be slightly reduced. For highly demanded properties, it is difficult to obtain a 1 year lease. It is because of the high demand; the landlords or agents will wait for a better offer of a higher return. The negotiation of the lease for the additional or removal of furnishings will be difficult. The diplomatic clause will not be included in the lease contract.

6 Months Lease
This is the most difficult lease to obtain for tenants. It is due to the above factors of a 1 year or 2 years lease. The properties for a 6 months lease can be obtain with an above market lease rate per month or in the event that the properties have been vacant for a long period of time or the condition of the properties are below average.

Landlords in Singapore generally prefers corporate lease. Corporate lease provides an assurance that the lease will be paid and on time. Thus, lease rate per month can be usually reduced and additional or removal of furnishings will be easier to negotiate.

Clients will be required to provide the landlord a minimum of two-month Security Deposit upon signing of the Tenancy Agreement and this amount will be refunded upon expiry of the lease term. The clients is also required to provide a month rental prior to the commencement of the lease term.

This is the basic requirement to secure your ideal home. Security Deposit of 2 months rental for 2 years lease or 1 month rental for 1 year lease. It is payable to the Landlord upon signing the Tenancy Agreement.

You are only required to furnish agency's fees where gross rental per month is S$2,500 or less. Fees depend on the lease period.

For 1 year lease = 0.5 month's rental to agency
For 2 years lease = 1 month rental to agency.

The Public Utilities Board (PUB) is the authority for water supply and the regulator of the electricity and piped gas industries in Singapore. Singapore Power Pte Ltd is the leading electrity and piped gas supply. It's subsidiary, Power Suppy provides electricity, water and gas services. It processes application for opening of accounts for supply of electricity, gas and water, reading of meters, billing of utilities consumed and collection of payments.

For more details visit www.spservices.com.sg

Singapore's Telecom (SingTel) is the main provider of fixed-line, national and international telecommunications services in Singapore. Besides Singtel, the market is made competitive with two other companies which are StarHub and m1.

For more details and price plans visit www.singtel.com.sg / www.starhub.com.sg / www.m1.com.sg

You will be responsible for minor maintenance and repairs at your own costs. Repair costs that is S$200 or less will be at your own cost. For instance a repair cost of S$250, you will be required to pay S$200 and S$50 will be paid by the Landlord. There is a clause within the Tenancy Agreement under Minor repairs. Air-condition servicing will be done perodically under your charge.

Most foreign maids in Singapore are from Philippines, Sri Lanka and Indonesia. The easiest way to employ a maid is through the local agency. The agency will take care of the paper work, $5,000 bond is required by the Singapore government and the maid's medical insurance policy. Besides paying for the maid's salary which may costs S$300 to S$600 per month, you are to pay a monthly levy of S$345 to the government. For more details visit www.mom.gov.sg

To import your pets into Singapore, you must obtain an Import License from the City Veterinary Centre (CVC) two weeks before the proposed date of import. The pets will require a health certificate of good health within a week of export by a certified veterinarian in the exporting country. All pets imported into Singapore and not from UK, Ireland, Australia, and New Zealand must be kept in the quarantine at the owner's expense at the Jurong Animal Quarantine for at least 30 days upon arrival. To save you the hassle, you may contact a local pet moving service company to handle the importing for you. For pet moving services visit www.petmovers.com.sg

Application for importing your pets can be downloaded at the website of Agri-food and Veterinary Authority of Singapore at www.ava.gov.sg

AGRI-FOOD VETERINARY AUTHORITY OF SINGAPORE (AVA)
Wildlife Regulatory Branch (Import and Export Division)
Address: 5 Maxwell Road, #02-03 Tower Block, MND Complex, Singapore 069110
Tel: +65 6227 0670 / Fax: +65 6227 6305 (Application forms only)

Quarantine Services
Jurong Animal Quarantine Station
Address: 53 Jalan Buroh, Singapore 619495
Tel: +65 6268 0658 / Fax: +65 6266 2985