Central Green &
1,3,5 & 9 Jalan Membina
|2 & 6 Indus Road
|studio: 71-75 sq. m
|2-bedroom: 72-88 sq. m
||82 - 94 sq.m
||101 - 115 sq.m
|4-bedroom: 142-172 sq.m
|Penthouse: 185-196 sq.m
Interiors: ceramic tiles for the living and dining areas of both condos.
Penthouse (marble tiles). Bedrooms: parquet.
Swimming pool, tennis court, 24-hour security system, playground, sauna, squash court, BBQ
area, covered car park, jogging track
(no gym for Central Green Condo but small gym in
Interiors: ceramic tiles for the living and dining areas of both condos.
Barbecue Area, Covered Car Park, Gymnasium, Fitness
Area/Jogging Track, Multi-purpose Hall, Playground,
Sauna, Squash Court, Swimming Pool, Tennis Court,
Wading Pool, 24-hrs Security System, Clubhouse, SPA
Pool, Games/Card Room, Bowling Green
on Emerald Park
Central Green Condominiums are within 5-minute walk to
the Tiong Bahru Shopping Mall & subway. Emerald Park is around 10-minute walk to the
Tiong Bahru subway, north of the Central Green Condo. Both are well located in downtown,
very near the central business district and near subway.
- 5-minute walk to Tiong Bahru subway and 2 stops to
Raffles Place in less than 8 minutes for Central Green and 10-minute walk for Emerald
- Easy to rent. Units taken up within 3 weeks in most cases
as it has central location and is 5-minute walk to the supermarket, cinemas and subway.
- Many buses/taxis to downtown and Orchard Road.
- Cold Storage supermarket, McDonald's, fast food,
restaurant, cinemas and retails shops across the Tiong Bahru road in the Tiong Bahru
Shopping Mall for Central Green.
Case studies for first-time
realtors of asiahomes.com
Tenants, formidable - Minor Repairs, Shower Curtains, BBQ sets & The American Dream
August 21, 1998
"The kitchen sink plug leaks and the Developer will
only deal with the Landlord or the Realtor," complained the New Zealander Tenant. The
Taiwanese Landlord had been uncontactable for few weeks as she was in Taiwan. The
Developer had replaced one plug and refused to do any more favours because it was
"abnormal" use of the kitchen sink plug. Mrs NZ had used very hot water to wash
her crockery and the plug material had melted after 2 months. She proposed the Landlord to
source for a heat-resistant sink plug but obviously this would not be acceptable.
New Associates of Asia USA. In this case, the relations
between Tenant and the Landlord were poor. In any case, minor repairs (such as the
replacement of the kitchen plug) of less than $100 would be the responsibility of the
Tenant but what are "Minor Repairs"? Some leases do define "Minor
Obviously, the Developer's recommendation of the
Landlord providing a dishwasher would not be acceptable once the lease had been signed by
The practical solution in this case will be for the
housing agent to buy 3 more plugs and inform the Tenant that it is out of his pocket,
assuming they last for 9 months when lease expires. Hopefully, she will use water of lower
temperature. Most Caucasian Tenants understand the problem when the Realtor makes an
effort to communicate. The Developer said no other Tenants in UE Square Condo had this
For newcomers: If you are in for the long haul, your
name and that of your company play a great part in your success. In this case, it is
unlikely both parties will renew the lease. Hopefully, you may get to service the Tenant
and recover the expenses.
"We won't buy the shower rods or curtains as we
can't take them back to Australia". In situations where the lease did not stipulate
provision of such items and the Landlord refused to provide them, nothing much can be done
because the shower rod could not be fixed to the window (on one end) of the UE Square
Condo. A "U"-shaped rod will be needed and this would cost more. The Tenant
might sue for "slipping on the wet floor of the bathroom, since no shower curtains
were provided" but there is a clause in the lease agreement which put the risk of
injury as the responsibility of the Tenant. In any case, anti-slip mats on the bathroom
floor might help prevent accidents since both parties had agreed on a rental with "as
is" items seen (minus the shower rods and curtains). The Tenant could ask for more
items but when you meet a formidable Landlord, nothing could be done!
"The warranty card for the dryer is not available
and the Landlord is uncontactable," complained the Tenant. In such situations, the
agent should advise repair and pay for the cost since the Tenant will not pay first.
Hopefully, the Landlord will reimburse or claim back from the company. All good Landlords
should try and relinquish control by giving the warranty cards to the Tenant rather than
keeping themselves. Make a photocopy and give to the Tenant.
"Your Tenant's choice ice-making American-sized
refrigerator could not fit into the Woodgrove Avenue House!" exclaimed a harassed
co-broking agent. Since the Tenant would not want a smaller fridge, the only solution is
for the Landlord to remove the top wooden cabinets. Many of the new 3-storey terrace
houses in this estate have not been designed for American-sized refrigerators and the
kitchens are too small.
"We don't provide gas-operated barbecue sets,
" said a Landlord of the Beechwood Grove (near American School). No further
negotiation needed. It costs around S$1,000 for such a set! However, in this economic
downturn, another Landlord was willing and the deal was closed.
"You should get for me a higher rental than the
$6,000" said a Landlord of the Woodgrove Avenue house on signing the lease agreement.
He had 3 prospects suddenly when there was none for the past 2 months. As Asia USA realtor
represented the Tenant, the agent had to listen to the formidable Tenant who decided that
no house was worth more than $6,000! A house next door was later rented for $7,500 and
this situation is extremely common in Woodland housing next to the American School. The
Tenant usually rents according to his budget.
All realtors want higher rentals as their agency
commission is based on rentals - the higher, the more commission.
In this case, the Landlord was told that the Tenant had
seen over 200 houses in Singapore to find the "American dream house" similar to
the one in Houston, USA and if he rejected this case, he might have to wait again for few
Obviously, there are no American dream houses in
Woodlands, Singapore. Not for $6,000 - $7,000 which is considered a high rental even by
Houston suburban housing standards.
The American dream house is a one-storey detached. Big
sprawling garden, a powder room separate from the guest room. At least 4 bedrooms. Big and
spacious bright kitchen. Rentals of such houses range from S$10,000 - $30,000 and are
rarely available in Woodlands. Detached houses with inground swimming pool rent from $13,000.
tenants/buyers who want the Ritz-Carlton Hotel's management
services and want to live in the prime area with heritage
conservation shophomes. The Newton Subway around a 10-minute
walk. MORE DETAILS ON THE LATEST OR BOOKING: tel: +65
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Asia USA Realty
Blk 1002, Toa Payoh Lor 8, #01-1477, Singapore 319074.
Republic of Singapore
Estate Agents Licence No.
Salesperson Name/Registration No. Sing Kong
Asia USA Realty (Singapore) asiahomes.com Pte
Affordable Homes For Expatriates
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