Asia USA Realty
asiahomes.com Pte Ltd
Estate Agents Licence No.
13 Mar 2011
get for you affordable Singapore homes
Rent or Investment
1,3,5,7, 9 & 11
Tanjong Rhu Rd, near Meyer/Fort Rd, 5-minute drive to Suntec City.
Changi Airport. Express buses to Suntec City & Raffles Place in
around 20 minutes. Shuttle bus No. 158 to the Kallang subway in 5
3-bedroom: 199, 202 sq. m (2,142sf).
4-bedroom: 223-226s sq. m (2,400sf).
Interiors: Living/Dining room - light coloured marble
tiles. Bedrooms - carpets laid over parquet flooring in many units.
In 2000, many owners have had installed new parquet flooring.
Built-in wardrobe, kitchen cabinet, cooker hob & hood,
Individual basement storage lockers for golf clubs
at basement car parking. No assigned car park lots.
Excellent tropical landscaping. Al the bedrooms have attached
baths of various colours like pink in the master bedroom which has
dual sinks, blue and grey shower and water closets in the other 2
For the 4-bedroom units, the 4th room is a study room which has a
bathroom which is actually the powder room for guests.
The kitchen counter is greyish. Cooker hood, hob and over are
white Elba brands.
Some owners have used metallic strip to replace the burnt wooden
strip fronting the cooker hob near the wall.
Master bedroom is characterized by pink long bath, pink dual basin
and water closet. The other 2 bedrooms have grey and blue
Big spacious utility area and maid's room. Some owners have
enclosed the utility area with sliding windows or grilles. The
storage room for the air conditioner compressors in the utility area
tend to be very dirty and will need to be cleaned before taking
Facilities: An Olympic-length rectangular swimming pool,
big children's pool, tennis court, squash court and a gym.
24-hour security system, covered car park, playground, sauna,
fitness area/jogging track.
the mini-mart and beer for sale when this report was recorded in
The Waterside, near East
Coast Park and Suntec City
Spacious playground for
children & pets
Spacious living and dining
Spacious separate living &
dining areas able to accommodate a dining table with 10 chairs
Pools are upgraded by the
management corporation in around 2000.
There may be
cable vision points in the living area. However expats must
negotiate to get points into the bedrooms. Some new condos have
points in all rooms. Should have water heaters for all rooms and
kitchen. Do check on ceiling water leaks in the kitchen area
As there are so many new condos with balconies, nearby, it
is much harder to rent The Waterside condos more than what the
Landlord wishes to. However renovated units in Block 9, with good
sea views, tranquility and high floor may justify the higher rental.
Panoramic sea views above 12th floor, but the humming of
traffic from expressway below can be heard if windows are open.
Plenty of sea breezes.
< 10-minute bus ride to Suntec City/Raffles Place by Bus Plus
(express bus) with bus-stop outside Condo.
Bus service to the Kallang subway in 10 minutes and then to City
Hall or Raffles Place. Many taxis.
Many apartments in 2002 are dated as the owners do not change the
coloured bathrooms and the grey kitchen counter tops. Most Landlords
have not renovated the bathrooms and kitchens, but rentals are much
lower per sq ft.
High density living, but the buildings are spaced out unlike the new
Costa Rhu condos. Traffic noises louder on higher floors which
also have panoramic sea views. Noise travels upwards. However,
closing the windows shut off 90% of the noise. One owner has
had installed double rows of windows to solve the problem. Blocks 1
and 11 are fronting the expressway but they have unblocked sea views
from the living area. Block 7 is further back and has pool and sea
view but the view is partially obstructed by Block 1 or 11. Units
without sea views and on low floors, you can get lower rentals.
Advert by Owner:
The Waterside, 4+1 2411 sq ft $8,200. Renovated. High Floor.
Other units available
email@example.com Tel: +65
Written in December 17, 2002
Case study: Assessing the Quality of the Tenant for the
"Open house". Is it a waste of time?
"I have this Letter of Intent
from the Chinese Indonesian at $5,000 rental. Unless you can find me
better offers within a couple of days, I will have to accept this
prospect" said the Landlord.
The pressure was tremendous for Asia USA associate as much expenses
and time (several weekends and weekdays) were spent "opening house"
for this Costa Rhu condo.
The Chinese Indonesian had
offered $4,800 but was rejected by the Owner as there were adverse
considerations such as:
- Financial stability. A
start up Singaporean Company was just registered and the office
address was a residence (at Paterson Hill). Start ups may not be
- Capriciousness. The
co-broking agent for the Chinese Indonesian offered 3-year lease,
then said 1-year and reverted to 2-year when the Owner did not
respond. Also mentioned was the possibility of purchase.
- Wear and Tear: Higher when
there are more occupants. In this case, the couple had
2 kids and 2 maids.
- Hard bargaining. Offer from
the co-broking agent started at $3,500. $4,800 was
provisionally agreed and the cheques/contracts were ready but the
Owner said "no" as he was not comfortable. Many Indonesian
and Singapore Chinese love to bargain to get rock-bottom rent
resulting in a win-lose situation.
The next moment, the agent
sent in the Letter of Intent and cheque for $5,000 purporting from
another prospective client. The Owner suspected this was the
same party but another name was being used.
There might be a long wait for
the next offer. As had happened to many Landlords, a 2nd
and 3rd offer come in within next few days.
You still have to put in record fast, what you have to offer and the
best is by fax as shown below.
To: The Owner, Costa Rhu.
September 6, 1998 / 8.20 p.m.
Unable to reach you by phone (residence). Left 2 messages or 3.
TWO QUALITY CORPORATE TENANTS
Please consider these 2 prospects seriously as they are quality
Tenants. These 2 parties had the following details:
Prospect No. 1.
British National. Single with girl friend.
Company: (Established company in prestigious Raffles Place
Commencement: October 1998
Offer to you: $5,000
(Englishman) and wife (Japanese), both around mid-thirties. No
children, no maid. One small breed terrier dog.
fan in living and master bedroom
Mosquito netting in windows.
Both items are not compulsory but will be nice to have. Presently
renting The Cairnhill, 3,000 sq. ft at $6,000.
Prospect No. 2.
Australian National. Husband and wife, no kids.
Regional Human Resource Director, Asia Pacific Company Listed on
Singapore Stock Exchange.
Commencement: November 15, 1998.
Offer to you: $5,500
Occupants: Husband &
wife (Welsh), around mid-fifties, no children, no maid. No dog/pet.
behind door of kitchen. 2 months' notice to break lease if there is
construction on vacant piece of land opposite living room.
How to assess the quality of a
Some tips have been given above case study. If your condo is
"rentable" (location good, views excellent, quiet, near subway),
there is no problem as you will have a few choices within a short
period of time. Unfortunately, this was December 1998 and a
recession year in Singapore and Costa Rhu condos were just
The Owner had waited over 6 months as he wanted a good tenant. No
offers above $5,000 were received and he had rejected one some
months ago. The repair for damages might exceed
his rental income if he made a bad choice due to the prolonged
Advices to first-time as regards ground floor condo rental:
- Many agents view the above
unit as unmarketable, being a ground floor unit. This is generally
true and a great expenditure of time and money may lead to zero
income as you don't usually get exclusive marketing rights.
- No privacy and no security,
limiting prospects to Caucasians who love garden or have a fear of
- You have to work hard
especially weekends. Your mobile phone is a necessity and make
sure you return calls immediately. Many realtors do not work on
- Above 2 Caucasians called
on Sundays and visited the Costa Rhu Condo by themselves. One
called Asia USA after checking
http://www.asiahomes.com. The other responded to the Straits
Times Open House advertisement.
- The Caucasian husband in
general wants their wives to be happy and if the wife is happy,
the husband can focus on his career. The husband usually agree
with the wife's choice since he spends most time in the office or
travel a lot.
Of course, you must be able to
"sell" the advantages of this waterfront, private corner Condo unit,
including objections to the "vacant piece of land".
In the above case study, the
Owner now has 3 choices whereas he had none for the past 6 months!
- There is no exclusiveness
in this case.
- Much depends on timing
really but there is no substitution for hard work and weekend work
(when customers are free to go house hunting). Expose your
property through all means including the Internet.
Fortunately, the Landlord accepted the British National at $5,500.
It could have been zero income despite the hard work and time spent
if other agents had closed. The financial risk of being a rental
realtor is very high as can be seen in this report.
Singapore owners seldom give exclusive rental marketing rights, so
you may have to be selective in your newspaper advertisements,
choosing "rentable" properties rather than any property.
2000 HOUSE-HUNTING REPORT - FOR HISTORICAL RECORDS ONLY
hunting & investment report: For Rent in July 11, 2000:
House-hunting July 11, 2000. The Waterside above 10 storeys.
Highest is 23rd storey. Units below are for rent. Tel: +65 9668
5.45pm. Blk 11, ......-02. Above 10th floor. 3+1 2,148 sq. ft
Unblocked by other blocks of The Waterside, therefore can
see sea and ships panoramic views. Next to expressway.
Privacy and greenery. New parquet flooring in bedrooms.
5.55pm. Blk 7, ......-03. Above 20th floor. 4+1 2,411 sq. ft
You feel as if you can touch the big tanker and ships from
the living area and master bedroom. Bedroom 2 and dining
area have view of the Kallang River and Indoor Stadium.
6.05pm. Blk 3, ......-04. Above 20th floor. 3+1 2,206 sq. ft
2 units in 22 and 23rd floor unlike 4 units below.
Sea view from the living and master bedroom. Other bedrooms
have city view.
6.15pm. Blk 7, ......-02. Above 10th floor. 4+1 2,411 sq. ft
Sea and ship view from living area. 2 rooms are carpeted.
Owner has beautified the apartment by adding cornices in the
ceilings of the living and dining area.
6.25pm. Blk 11, ......-02. Above 15th floor. 3+1 2,142 sq. ft
Down lights in living area's ceiling and chandelier. Sea and
Suntec City view form living area. Bay view and pool view too.
Master bedroom has sea view. All rooms are carpeted.
Value for money.
6.45pm. Blk 7, ......-02. Above 20th floor. 4+1 2,411 sq. ft
Sea and ship view from living area.
2-week old parquet flooring in bedrooms. Master bedroom faces
east and has full sea view.
Occupancy rate: Very high even in 2002. Many
expatriate families have had switched to the nearby newer
riverfront or sea front condos with balconies, mainly Pebble Bay
and Costa Rhu which rent at higher per sq. ft.
Investment potential: Freehold. Losing many
Caucasian Tenants to newer condos nearby as this development
does not have balconies, so attractive to Caucasians. Sea view
units command interest, but try to invest in Blk 9, above 12th
floor. This block is furthest from the expressway and you get
sea views from the living and master bedroom.
Blk 1 gives you unblocked sea views but you will hear the
Competitors: 3 major ones are Pebble Bay, Costa
Rhu & The Makena Condos, all with balconies. Include the older
Sovereign Condo with bigger balconies and space. The Waterside's
panoramic sea-facing units are above 12th floor
with panoramic sea views while the Sovereign's ones will be
above 10th floor.
October 6 2000 The Waterside at $5,000 - $6,000.
(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