House Agent's Licence

No. AD041 - 07306B

Singapore Real Estate, Rent, Condos, condominium, Rooms, House, Affordable, expats, expatriates, Cheap housing, Asia USA Realty,

Focus: Finding affordable homes for expatriates

Asia USA Realty (Singapore) Pte Ltd
Blk 1002, Toa Payoh Lorong 8, #01-1477, Republic of Singapore 319074

Owners renting to US/European companies: expatriates looking for affordable rentals,
tel: (65) 9668 6468, 254 2728, 254 7944, fax: (65) 256 0501,
email: drsing Contact: Dr Sing Kong Yuen, BVMS (Glasgow),
MRCVS, Managing Director

See for free services to expats, advices to newcomer Landlords/Realtors/Tenants.

Affordable Homes for Expatriates
Article No. . 807266

Subject: Asia USA Research: Affordable, large American-families : Lentor Villas

Internal Layout plans: Terrace and semi-detached houses.

For Rent: Terraces Intermediate $3,000; Semi-detached $4,200 - $6,200; Corner terraces $3,300 - $4,200. Contact Asia USA agents to get best deal and advise on lease. No fees payable by the Tenant.

Email No.1
Subject: Ref: 803202
Date: Fri, 24 Jul 1998 07:49:11 +0200

We are moving to Singapore in a month's time, and I am interested in this development:

Ref: 803202. Yio Chu Kang/Thomson Road 3-storey semi-detach & terraces cluster housing with communal pool and security proposed. 140 units 5-6 bedrooms. $3,000 for terrace & $5,000 for semi-detached, p/f . Yio Chu Kang/Lentor Road area, 10-minute drive to American School. Brand new. 2 family areas, 5 baths. lst level has guest room. Quiet location away from main road. 5-minute feeder bus to Yio Chu Kang subway. Pool, gym and 24-hour security to be implemented soon. Suits American-schooling families with lower rental budgets. Several units available.

Latest update: see "Affordable Homes for Expats: Article No. 807266"

Do you have a floor layout of the units shown above?

2 floor layout plans: see Fig. 1 & 2 in the article. Webmaster will take few days to scan in plans. One plan faxed to you on July 25, 1998.

  1. Shuttle bus from house to Yio Chu Kang subway - 5 minutes
  2. Yio Chu Kang subway to Orchard subway - 20 minutes
  3. Walk to Paterson School - 10 minutes.

Total travelling time to Orchard Road: at least 35 minutes.



Email No.2
Subject: Singapore Rental for family
Date: Wed, 22 Jul 1998 15:38:50 -0400
To: "''" <>

Hello David:

My family & I (3 school-aged children) may be relocating to Singapore very shortly. Though I've seen many advertisements I found yours the most interesting because of the keywords: "big families" & "affordable". Your advertisement for ID # 88077. Item: 8 min walk Newton subway, American Club, Eliz Ht 4+1. Price: S$ 6,000, renovated, maisonette. Description: US expat with big families, looking for spacious 2-level apartment walking distance to Orchard Rd/American Club/Newton subway, call agent Asia USA 9668 6468. Details of condo, visit ELIZABETH HEIGHT REPORT. Owners renting, call/fax/email. Phone: 9668 6468, 254 3326 Fax: 256 0501. URL: Asia USA Realty: affordable homes for expats

I do not have all the specifics of my expat package yet, but I will within the next few days. I can't imagine it influencing my decision though, for what we want to pay in rent. Frankly, I would just like a nice home in a nice area for teenagers that's within walking distance of mass transit.

The brand new 3-storey houses are closer to a nice American home concept but older condo with 4 bedrooms rent from S$6,000 in down town areas. Living in North, West or South Singapore houses may save S$3,000 - $4,000/month and this amount of money can be used to rent a car (S$2,200/month for medium sized ones). This car will be driven by the non-working spouse while the working spouse takes the subway to down town to work. Expats with large families and a housing allowance (not restricted only to house rentals) may find this house+car package more practical than living in down town area in small condos.

A good realtor should be able to structure a car+house package with a responsive Landlord. Do contact Asia USA realtor Colleen Simmonds ( or David Sing (

Click to see picture

Lentor Villas

Date of report: July 27, 1998

Age: Around 12 months old

Contact Asia USA (65) 9668 6468 or email
if you wish to rent short-term service apartments while we plan house-hunting. You come first.

Semi-detached - standard size 3700sf 3500sf
Corner terrace - standard size 3500sf 3300sf
Intermediate terrace - standard size 3300sf 3100sf

Semi-detached Type A
Semi-detached Type B
Corner Terrace Type A
Corner Terrace Type B

Intermediate Terrace Type A
Intermediate Terrace Type B  


  1. Brand new cluster housing with new appliances provided.
  2. Away from the maddening crowds and traffic noises and pollution. A countryside ambience in North of Singapore.
  3. Affordable for large expatriate families requiring large storage spaces and not wanting to pay the astronomical rental prices of houses near the American School. Rentals here are almost 50% lower than those houses (S$3,000 saving/month) as at July 27, 1998.
  4. Only 10-minute drive to the Singapore American School in Woodlands, against traffic flow.
  5. Around 15-minute bus ride to the Singapore American School; bus fares should be cheaper than living in town.
  6. Spouse or spouses working in downtown will find Lentor Villas midway between the American School and downtown, a compromise mid-distance for parents at work and children studying at the American School, so that both parties will not have to long travelling times to destinations.
  7. 3 shuttle bus stops, at 15-minute frequency level (except Sunday) to Yio Chu Kang subway and then 20-minute travel to Raffles Place subway (11 stops).
  8. Spouse working in downtown will find subway travel much more convenient. There is the 15-minute drive to downtown via Central Expressway. The ERP (Electronic Road Pricing) system will be implemented from August 3, 1998 and you will have to pay every time you pass through the expressway to downtown during certain hours, but traffic on the expressway has been cut down considerably during peak hours.
  9. Big balconies - sufficient space for barbecue set and table with 4 chairs in some units. There is the private garden for barbecue pits.
  10. Big patio to relax and entertain friends.
  11. Developer reported to Asia USA on 7 August 1998 that the swimming pool of at least 45 feet long will be ready by November
    1998. A guard house will also be ready. This Development will suit US expats with big families and not wanting to rent the
    expensive $6,000 - $8,000 houses WITHOUT COMMUNAL POOL in Woodlands, next to the American School. School buses to Lentor Villas take around 15 minutes and this location is closer to city (10-minute drive) than Woodlands (25-minute drive) via expressway.


  1. Not a Caucasian expatriate enclave as it is still new. There are around 50 families occupying the houses, many of whom are caucasians, as at July 27, 1998. The cluster housing looks quiet and tranquil. One American family client of Asia USA rejected this place for the reason that there are no American children around and choose Woodlands but then they have a S$8,000 rental budget.
  2. Occupancy rate estimated to be 15% and therefore rentals are lower than market rate.
  3. Not walking distance to the subway.
  4. Supermarkets at Thomson Plaza, NTUC supermarket and provision shops at Ang Mo Kio around 5-minute drive. Taxis are not as easily available as in the downtown area but there is the satellite booking (GPS)system implemented in Singapore and there should be no problem booking a taxi from home.

First-timer expatriate tenant to note:
Best to get a good realtor to negotiate and advise terms of lease agreement rather than renting by yourself.

For Rent as at July 27, 1998:

Interior Layout Plans Type A


Fig. 1 Type A semi-detached.
Fig. 2 Type A corner terrace.

Surfers interested in other units, please
Call Asia USA 9668 6468, 254 3326 for viewing.
Owners advertising their properties for rent/sale: Cheapest and targeted to expatriates:
Money back if your unit is rented before publishing.
S$13.50/40 words/3 months! Email,
call 9668 6468 or fax your details to Asiahomes Internet!


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