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Asia USA Realty (Singapore) Pte Ltd  
Estate Agents Licence No. L3007306B      14 Apr 2011   
Focus:  We get for you affordable Singapore homes
Rent or Investment
Downtown Singapore
34 Draycott Drive.  35 units.

Singapore J C Draycott for singles 118 sq. m x 1 unit.
78 sq. m x  10 units.
81 sq. m x 10 units.
92 sq. m x 2 units.

99 sq. m x 12 units.
Covered car park and security.

Next to Ardmore Park and 2-min walk to the American Club and Orchard Road. 

Downtown Singapore
Mirage Tower condos, Singapore  9668-646880 Kim Seng Road. Freehold Condominiums. Completed: 1997.
248  units.
Studio  53 sq m
2-bedroom  89 sq m
3-bedroom 114 - 139 sq m
4-bedroom  162 sq m
Penthouse 181 - 242 sq m

Swimming pool, tennis court, covered carpark
Singapore Mirage Tower condo - pools Singapore Mirage Tower condo - 1 bedroom
Singapore Mirage Tower condo - 1 bedroom - living area Singapore Mirage Tower condo - 1 bedroom kitchen including utility area


Caucasian single. Professional. Working in a hospital. $2,000 budget. Wants only Mirage Tower and had done lots of survey. Stayed there previously.  

Friday Jan 10, 2003

2pm Meet at Robertson Quay Hotel.

2.10pm Mirage Tower 1-bedroom 570 sq ft $2,200 fully furnished. #-04. (5th - 10th floor) Owner. Green walled. 

2.20pm Mirage Tower 1-bedroom 570 sq ft $2,000 fully furnished.  #-04. (20th - 25th floor) Owner. Cracked wall paint. Best to tidy up apartment before showing if you want to rent faster.

2.30pm Mirage Tower 1-bedroom 570 sq ft $1,800 fully furnished.  #-05. (15th - 20th floor) Owner. Wall papered. Tenanted to Japanese. Available Jan 19 03. Very neat but wall papers may not be the Caucasian expat's taste.

2.40pm Mirage Tower 2-bedroom 958 sq ft $2,600 fully furnished.  #-03. (5th - 10th floor) Agent. Facing block of flats. No views.

2.50pm Mirage Tower 1-bedroom 570 sq ft $2,000 fully furnished.  #-05. (25th - 30th floor) Agent. Neat, painted light colours. Dark but not red curtains.  Fantastic city views. Very small fridge and dining table for 2 only. Best unit of the ones seen today. The expat has this good feeling on entering it and wants to rent it.

Four 1-bedroom units face Kim Seng Road. Above 20th floor, there are fantastic city and Singapore River (canal) views. 

2-bedroom units face the back of Kim Seng Road. Condensation around air con vent above entry area in living area is a problem in some units. Needs regular painting. 

Units are easy to rent as they are a 1-min walk to the Great World Shopping Mall. Suits Japanese and expats working downtown or near Singapore General Hospital. 



361 Bukit Timah Road. Freehold Condominiums. Completed: 1996.
98  units.

2-bedroom:  132, 135 sq. m 
3-bedroom:  201, 206, 207 sq. m
4-bedroom:  168-248 sq. m
Maisonette (duplex):  68 - 114 sq. m.
Penthouse:  272-278 sq. m

Swimming pool, spa pool, covered car park.


0907singapore_flag_gif.gif (9239 bytes)April 14, 2011    For Rent
Various units are sometimes available for rent
E-mail Tel: +65 9668 6468. 

Balmoral Tower, J C Draycott condos living area, no balcony but spaciousBalmoral Tower 

4-bedroom, 2800 sq. ft renting around $6,000 in 2001.   Irregular 4-5 sided. Maid's bathroom may be the squatting water closet type. No balcony but spacious.  15-min walk to Newton subway.  Upgraded. One block. Swimming pools, gym, tennis court, car park, security.

6 Hullet Rise.  3+1   1200 sq. ft   $4,000.   14th floor.  2-minute walk to Somerset subway and Orchard Road malls and cafes. Low density building - only two apartments on each floor. Microwave/oven and piped-in gas All hardwood floors, marble floors in the bathrooms. 

8 Hullet Rise
. 2 and 3 bedrooms from $3,500. No maid's room. Light yellow-coloured wooden floor strips brighten room. Modern kitchen. Pool and security only. The clean cut concept and newness of the bathrooms and cabinets, the wooden flooring and the great location near shopping mall and the Somerset subway, being next to a heritage Peranakan shophouses and situated on a tree-lined quiet cobblestone street.
Condos near the California Fitness Club, Orchard Road. UPDATE IN 2011. California Fitness Club will relocate from present area in Orchard Road in 2012.

Peranakan shophouses or "Straits-Chinese houses" are townhouses built from the mid-1850s to the late 1890s. Chinese families lived there and worked on the nearby tea plantations.  Now, these conservation homes rent from S$6,000 to S$20,000 per month.  

Char Yong Gardens.  3+1  1250 sq. ft  $4,200.  3rd floor.  Other units available.  2-minute walk to Somerset subway and Orchard Road malls and cafes. 

1, 3 Hullet Road.
106 units.   Freehold.
3-bedroom: 114-116 sq. m.
Maisonette (duplex):  116, 128, 146 sq. m.
Facilities:  Swimming pool, children's pool, squash court,
covered car park, clubhouse, 24-hour security.

JC Draycott.  2+1  1000 sq. ft  $4,500.  Next to Ardmore Park and 2-min walk to the American Club and Orchard Road. 34 Draycott Drive.  35 units. 2-bedroom for rent.

Jervois Lodge.  3+1  1367 sq. ft  $4,000.  3rd floor.  Low-rise condo near River Valley Road and 5-minute walk to the Valley Park condo for bus shuttle to the Tiong Bahru subway.

Emerald Lodge.  3+1  1130 sq. ft.  $5,000.  8-minute walk to Somerset subway and Orchard Road.  Great favourite of expats due to its location near Orchard malls and cafes.

Balmoral Condo.    3+1   1450 sq. ft   $5,000.   2nd floor. 
16 Balmoral Road.  8 years old.  45 freehold units. 3-bedroom  118-156 sq. m.  Pool, covered car park and security.

1 Balmoral. 3+1  1387 sq. ft    $4,000 fully furnished.  lst floor.  Off Stevens Road, 2-minute bus ride to Orchard Road. 
Tanglin Park. 3+1  1335 sq. ft   $4,500.    2nd floor.  5-minute walk to Tanglin Mall and Orchard Road.    Unless, renovated, many apartments show signs of wear and tear. 

7 Claymore Road.   3+1  1200 sq. ft  $5,000, 4th, 6th floor.   2+1  800 sq. ft  $4,000.  12th, 16th, 20th floor.   1-minute walk to Orchard Road.

2 or 3-bedroom condos asking S$4,000-$5,000 rent, 5-10 minute taxi ride to downtown Orchard Road.

Palm Springs.   3+1  1500 sq. ft.  $4,900.   6th floor.  Off Bukit Timah Road.  5-minute taxi to Orchard Road.
18, 20 and 22 Ewe Boon Road.  2 year old 167-unit freehold condo.
2-bedroom:  88, 99 sq. m 
3-bedroom:  138-147 sq. m
4-bedroom:  168-248 sq. m
Penthouse:  272-278 sq. m  4-bedroom.

Swimming pool, tennis court, gym, squash court, 24-hour security, sauna, BBQ areas, covered car park, playground,  fitness area and jogging track, games room.

The Merasaga.  3+1  1358 sq. ft  $4,500.   7th floor.  1-minute walk to the Holland Village supermarkets, cafes and retail area.  Holland Village is extremely popular with expats. 23, 25, 27 Jalan Merah Saga.
5-year old 116-unit 99-year leasehold condo.
Many of the above-mentioned condos are described in Subdivisions (condo details)

Case study. Is the expat serious about renting?
Saturday January 8, 2000.
(A public holiday, Deepavali)
9am - 11am.

Single Expat from London.
high floor, 2-bedroom apartment
S$4,000 furnished or unfurnished.
Not a family-oriented condo.
Reasonably central as office will be in Suntec City.
Near to shops and cafes.
New building with good facilities.

8.45am     Meet at Shangri-la Hotel.

9.00am  Saw Burlington Square Residences' pool, gym, steam bath, tennis court, 2 jaccuzis, BBQ area but unable to make appointments at last-minute notice from the prospective Tenant   Popular with expats,  mainly singles and couples without children. Location was excellent, being near to Orchard Road and Bugis subway. 2-bedroom units may be small compared to Valley Park's 2-bedroom. Full condo facilities.

Mirage Tower, 30th floor. 3+1 1227 sq. ft  $4,000     unfurnished.  Sea and city views.    Free bus shuttle to Orchard subway at the Great World Shopping Mall which has cinemas across the road.  Picturesque views of the ships, sea and the green Singapore River canals. Store room off the living area. Small utility room.

White Siemens oven, hood, hob.
Opposite Zouk disco joint is for young singles.
Singapore River taxi services available in 2002.
Central air conditioning with individual controls.
PROTEQ alarm system.
Audio-visual intercom.
No gym.

Valley Park, 
Blk 473, Above 7th floor with number ending in "01" i.e. "FF-01" series..  2+1   1216 sq. ft  $4,500 furnished.    5 other units available, but no response from Owners at such short notice and January 8 being a public holiday (Hari Raya Puasa). 

Full condo facilities. Near Great World Shopping Mall.  Shuttle bus to the Tiong Bahru subway.  5-minute taxi to Orchard Road and Raffles Place/Suntec City.   Popular with expats.

Good quality orange brown cabinets. Sufficient lighting. White AEG oven, white sink, white cooker hood and hob.
Washer cum dryer in utility area.

Big balcony with small squarish fish pond and plants.
Unblocked views in balcony when entering the main door, the master bedroom and bedroom 2.  Green tree views from this 7th-12th floor level. Pools on right hand side.


No afternoon sun.  Bedroom 2 has a curved corner for putting a writing desk. Master bedroom has tall windows bringing in light and good views of the distant Regency Park and Spring Grove condos.
Panic buttons (connecting to the security) in the living, dining and 2 bedrooms. Telephone and razor power points in the bathroom.
Audio visual intercom. Ductless air conditioning to rooms.

3 pools. Lush landscaping.
One jacuzzi pool.
Gym with quality equipment according to the Englishman..
Cafe below gym.
Shuttle bus from neighbouring serviced apartment to Suntec City.
A lady who is the Landlord gave the Englishman a comfortable feeling that she will be a good landlady.

Full condo facilities. High density living.
Many Caucasian families and Japanese love this resort-type condo.

Balmoral Gate, 2nd floor.  3+1 1324 sq. ft   $4,500 visited.

Balmoral Gate, 6th floor.   2+1 1670 sq. ft  $4,500.  Unable to contact Owner at short notice.  Re-modelled a previous 3- bedroom unit making master bedroom spacious with a study as one bedroom is taken away during renovation.

6 years old.  One block low density, but big lap pool and squash only.  Jacuzzi but no children's pool. Big maid's room. Common bathroom has white long bath.

Higher floors available. Small balcony 20 sq. ft off the side of the living area. Grey ceramic tiles in the kitchen of one unit. Kitchen has white La Germania oven, stainless steel hood and white hob. Use of tank gas.

Sound-proof windows for unit facing the Bukit Timah Road. Bus No. 3 goes to Beach Road and Suntec City. Cold Storage supermarket in Chancery Court apartments a 5-minute walk. 8-minute walk to the Newton subway. Biggest living and dining area of the 3 condos seen today. No tennis court, no gym but low density living.

Many of the above-mentioned condos are described in Subdivisions (condo details)

First-time Landlords to note:

It is hard to know whether the expat is window-shopping or not as illustrated in this case study.  The Landlord of this Valley Park unit had not wanted to show this unit as she guessed that the English expat from Asia USA Realty would be window-shopping.

Actually he was a very busy telecommunications manager responsible for several countries in the Asia Pacific region. The Valley Park condo was the choice although it was high density and had many children.

Working in your interest or the Landlord's when the rental is below $2,500?

The expatriate fell in love with one unit shown by one agent. Would the agent split the commission since the expat does not pay to asiahomes realtor any money? 

She had to refer to her manager. Most Singapore agents representing the owner in 2002 do not split commission when the rental is $2,500 and below. The other agent should get the commission from the prospective tenant.

This tends to work against the interest of the Owner who has entrusted the agent to rent out such properties. If the agent does share the commission, the deal can be wrapped up by today. 

It is recommended that all asiahomes realtors in such situations should share the commission, close the case and move on with other cases. 

The owner will be most pleased if you can rent out faster for him and will retain your services later as he assumes you are really good in getting him the tenant. Actually the tenant is not from your source in most instances if you represent the owner in an exclusive marketing right. In a declining rental market, the faster you rent out, the better you are deemed to be, in the eyes of the owner. Results count a lot to stay in this business for the long term.

The agent in this case decide to share the commission and the deal was closed overnight. The expat moved in the next day.     

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Subdivisions (condo & house details) has some of the details of the advertised condos.
Tel: +65 9668-6468, e-mail for viewings

ŠAsia USA Realty (Singapore) 
Pte Ltd.  Website:
Blk 1002, Toa Payoh Lor 8, #01-1477, Singapore 319074, Republic of Singapore
Estate Agents Licence No. L3007306B
Salesperson Name/Registration No.  Sing Kong Yuen/R030822Z

Asia USA Realty (Singapore) Pte Ltd
Finding Affordable Homes For Expatriates


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Feb 2011 rentals and sales

Singapore colonial townhouses 2bdrm $2200, 3 & 4 bdrms from $3000
Townerville colonial houses for rent.  No condo facilities.

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