Asia USA Realty
asiahomes.com Pte Ltd
Estate Agents Licence No.
22 Mar 2011
get for you affordable Singapore homes
Rent or Investment
Advert by Realtor:
72 Grange Road 3+1 luxuriously renovated, bright apartment for
Other units may be available.
firstname.lastname@example.org Tel: +65
2. GRANGE 70
70 Grange Road
Singapore 249574. Near to Paterson Road but apartment
sound-proofing is excellent.
Designed by world-renowned
architectural firm Arquitectonica.
Marble flooring in the living and dining areas,
wooden flooring in bedrooms. White long baths, shower stalls.
Private lift. Access to your apartment by card system only.
Air conditioned kitchen, open counter and high quality
Gym, sauna and steam room, big and colorful swimming pool,
basement car park. 24-hour security guard,
security cameras at strategic points, private card access to
your apartment and main autogate closed from 7
p.m. to 7 am.
Nestled in the highly prestigious enclave of Grange Road &
Paterson Hill within a seven-minute walk to Orchard
Road/Scotts Road and the Orchard subway.
A 5-min drive to any of the shopping malls (Great World
Shopping Centre, Lido cinemas and shopping centre, Wisma
Atria, Tang's, Takashimaya Shopping Centre with their Cold
Storage and Japanese supermarket, the American Club.
Numerous restaurants, cinemas and nightspots. Close to
Tanglin, American and Pinetree clubs.
The 10-storey Grange 70 is exclusive,
just 2 units per floor with a total of 20 apartments ranging
from 1,755 sq. ft to 1,981 sq. ft. Each 3 & 4 bedroom
apartment is thoughtfully laid-out with a private lift lobby
for unprecedented privacy and exclusivity.
Grange 80 at 80 Grange Road is also an exclusive 10-storey
tower, housing just ten
apartments - one residence per floor, with units averaging
2,282 sq. ft.
AMENITIES & SERVICES
Choice of fully or partially furnished air-conditioned
spacious and luxurious leased apartments. Housekeeping
services available. Covered car park. 24-hour security.
Swimming pool, children's pool, jacuzzi, sauna, steam room,
gymnasium. Covered basement car parking.
24-hour security. More info and floor plans of Grange 70 and
Grange 80 are at:
3. GRANGE 80
Some units of Grange 70 and 80 may be available depending on
expiry of leases of incumbent tenants.
email@example.com Tel: +65
WRITTEN IN NOV 2, 2002
TIPS FOR REALTORS --- PART II.
SUCCESS SECRETS FOR NOVICE REALTORS
Do you have a PMA (Positive Mental Attitude)?
Extracted from: "The Internet Realtors, Singapore" by
"I told him no landlord
in Singapore would agree to a 2-month notice to break lease
anytime he wanted," said a novice associate realtor
confidently to me. I had rented to this Indian
expatriate a Costa Rhu Condo at $2,500 with the 2-month notice
break lease last year and now he wanted to rent a cheaper
condo to take advantage of the Singapore recession.
This risk-management expert wanted to rent the best condo at
the lowest rent, with the condition of giving 2-month lease at
any time. His company, a foreign exchange trading firm
in Suntec City was practising this policy too and taking
advantage of the desperation of Singapore Landlords in the
recession of 1999.
When my associate said that no Singapore Landlord would bother
with this prospect, I felt sad as he wasn't hungry enough even
though he had not many closures despite being given more cases
to handle than other realtors. He needed the money for
The closing/rental case handled is an indication of the
productivity of an agent and 1.5 out of 10 cases
closed/realtor/month by any rental agent would be terrible if
the rental commissions were around $3,000/case.
He will not be able to cover his daily expenses let alone
support a family.
The reason I was sad was that, within 2 days of referral from
me, my associate already knew there would be no such Landlord.
There would be Landlords because Singapore had too many new
rental condos and many older ones.
The novice realtor must possess a PMA, the acronym for a
Positive Mental Attitude, to succeed.
There were more condos now than a few months ago. New condos
blocked by big buildings, low floors without any view, near
the expressway or construction or in unfavourable locations.
Old condos. Suburban newer condos where no expatriates want to
This prospective Tenant did not mind apartments with no
view and was realistic that his budget of less than $2,000 for
a 2-bedroom might qualify for older condos.
He wanted The Mandarin Gardens and The Bayshore Park, both
being older developments. He had his own fridge
and did not need much furniture and this would be a plus
factor. This type of cases would suit a Landlord with a
When you have a prospective tenant, you are much better off
than when you represent the Landlord since it is easier to
close with a prospective tenant at hand. This is true
even in August 2001 when the real estate business, especially
sales, is very bad.
Singapore Landlords generally do not give you exclusive
marketing rights and if they have no time to market
themselves, they appoint two or three realtors.
You are unlikely to get exclusive marketing rights as a
greenhorn in most cases.
Think positive. You will be amazed at what you can
Short leases don't command much commission revenue. You
can ask the prospective Tenant for some fees, e.g. $500 -
$2,000. However, he could find his own apartment then.
You sharpen your skills at house-hunting and become more
experienced when you are hands on handling "difficult cases".
The real estate text books written by successful realtors
always say that you should qualify clients. Well, you
should. If you have more business than you can handle.
Every self-employed realtor dreams of the big accounts, but in
real life, they are rarely available till you have gained a
sound reputation and get referrals. Or be noticed by the big
owners of luxurious bungalows or condos for being a specialist
in your niche. You will then be called to help market
their big accounts in competition with other big guns.
Once you think negatively, you will find your success rates
very low. Start looking at how you can satisfy the needs
of the "difficult" client. When you have big accounts in time
to come, you may pass the "difficult" low revenue producing
As a novice, take the low yielding cases and you will find
that you gross as good an income as the realtor who handles
one or two big accounts.
Only that you have to sweat for it with no time off as you
will be getting so many referrals. Some of whom are big
accounts you hope.
The industry's practice is that of 12 months of occupancy with
2 months' notice before the expatriate can terminate the lease
or a straight 12-month lease.
Therefore many realtors are not keen on servicing prospective
tenants who don't pay any commission or demand 2 months' break
As at November 13, 1999, the prospect moved out from the Costa
Rhu condo at $2,000 rent giving 2 months' notice and leased a
new Regent Ville condo, off Yio Chu Kang Road/Ang Mo Kio Ave 3
for $1,500 rent and same terms and conditions.
The Landlord later gave him some compensation to move out as
the he wanted to sell the apartment. He was again
looking for even cheaper condos to rent! Obviously, if
you don't have better clients, you will disqualify him.
However, in starting up a self employed business, the novice
rental realtor just has to carry out such money-losing cases,
gaining extremely valuable hands on experience and a lot of
pain and rejections.
If you see every rejection or failure to close in a negative
mental attitude (NMA), stop being self-employed and get
employed. You start to see racial
discrimination and felt that small accounts were not worth
the trouble. Yet you did not gain valuable hands on
experience handling multiple small account to hone your skills
at negotiation to handle the big accounts.
Why be self-employed in this case? I remember my first
closing was $492 in commission, co-broking a Housing and Urban
Development Corporation apartment at Amberville with another
agent. I was acting for an Owner. My Straits Times
advertisement wiped out all profits. From that
experience, I felt that it was better to handle a small
account of the Tenant rather than represent the Landlord's
In the case of the former, I did not need to spend
advertisement money. The only problem is: "how do I
catch the prospective tenants?" Some realty firms
advertised for "tenants" in the Straits Times but after a
while, their advertisements disappear and another new realty
firm will do a bit of advertisements. It seems to
me that you will need to have real properties for rent in
order to benefit from advertisements in the Straits Times.
Many big corporations which employ expatriates in the year
2001 have outsourced their expatriate house hunting to big
relocation companies which employ numerous expatriate
An unseen internet providing direct information by passing
agents and more depressing news of economic recession in
Singapore from August onwards will mean that more older
realtors will not be earning an income. Life will become
much harder. They just are not comfortable with this new
technology of emails, FTP and digital images which they should
learn in order to compete effectively with the big relocation
companies offering one stop service.
Many Internet surfers cruise into
asiahomes.com in 2000
and 2001 and I do get business from several senior management
expatriates who will never contact me, if not for the power of
Many older realtors will benefit if they can tap the power of
the internet and if they want to be self-employed as it is
difficult to be an employee once they have tasted the
empowerment of being their own boss. I don't blame them as it
is real tough to re-educate themselves in the new world of
The more energetic and hungry younger ones and large
corporations will slowly overwhelm them as it becomes a
survival of the fittest in the 21st century.
UPDATE IN 2007. The internet has a great influence in
making real estate sales figures transparent in Singapore as
the Government tries to stop panic buying when prices shoot up
recently in 2007.
Personalised services are still in demand but the realtors now
have to work very hard as there are more competitors and be
(condo & house details) has some of the details of the
Tel: +65 9668-6468,
firstname.lastname@example.org for viewings
ŠAsia USA Realty (Singapore) asiahomes.com
Pte Ltd. Website:
Blk 1002, Toa Payoh Lor 8,
Singapore 319074, Republic of Singapore
Estate Agents Licence No. L3007306B
Salesperson Name/Registration No. Sing Kong Yuen/R030822Z
Asia USA Realty (Singapore) asiahomes.com Pte
Finding Affordable Homes For Expatriates