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Asia USA Realty
(Singapore)
asiahomes.com Pte Ltd
Estate Agents Licence No.
L3007306B
11 Mar 2011
Focus: We
get for you affordable Singapore homes
Rent or Investment
SCOTTS 28
Extremely popular with Caucasian
expatriates and investors owing to its great location near Orchard
Road and its high quality finishes and facilities. It has an indoor
tennis court as well as squash court. Usually fully occupied in
2011.
The
living area has the same floor to ceiling
windows. The kitchen is on the right side. The hob is stainless steel. It
has sound-proofed windows. The kitchen of the Penthouse is really
luxurious and spacious.
Full condo facilities including a covered tennis court. The
deep blue well designed swimming pool with water features makes you
feel like swimming. The jacuzzi spas are there to pamper you
and Orchard Road shopping malls are within a 5-minute walk.
A 2-bedroom apartment rents from $6,000 upwards. The penthouses have
been rented from S$15,000 - $20,000. Scotts Road, leading to
Orchard Road is a 3-min walk and to Newton subway is a 3-min walk.
FOR RENT
March
9, 2011
For Rent
Advert by Realtor:
Scotts 28 3-bedroom 1700 sq ft $7,900
E-mail
judy@asiahomes.com Tel: +65
9668 6468.
OTHER DOWNTOWN
CONDOS POPULAR WITH EXPATRIATES
Low floor living area
The Paterson Edge:
A 5th floor apartment. 2-bedroom. Living area of light yellow
wooden strips. Open concept kitchen on right hand side and
small dining area. Many Owners use white vertical blinds as
curtains.
Sound-proofed windows eliminating most of the traffic noise.
Located right next to Paterson Road but extremely popular with
Caucasian expats as it is a 2-minute walk to the Orchard
subway.
Owners of 2-bedroom apartments are asking over $5,000
rent and 3-bedroom apartments want $6,500 rent. They can
easily be rented owing to its great location.
Kitchen
The Paterson Edge:
The stainless steel kitchen appliances with foreign branded
steel hob, hood, microwave oven. White oven.
Open concept kitchen with high tech presentation never fail to
impress the younger Caucasian and Japanese prospective tenants
in the information technology industry. Such "high technology"
stainless steel appliances and inbuilt refrigerators are
uncommon in new condos.
Roof top pool
The Paterson Edge:
The roof top swimming pool of decent length to do laps.
Marriott hotel (pagoda roof) seen in background. Gym on right
side. A small putting green further back.
Caucasians love to sunbathe and dine al fresco on roof top
terrace. Borders Book shop & Orchard Road/subway are
just a 2-minute walk.
Living cum dining area
Grange 80:
The living and dining area. White marble with grey specks for
the only 3-bedroom unit on ground floor. Rent around $8,000.
Modern design and no split unit air conditioners hanging from
the walls unlike most condos.
The kitchen is air conditioned. 10 units make this an
exclusive residence for top management. Pool is bigger than a
plunge pool but the gym is excellent for 10 families. Tennis
court and big pool available for tenants at the Orchard
Parksuites Serviced Apartments, an 8-minute walk away.
Master bedroom
Grange 80: The
master bedroom bathroom. High quality marble flooring and
wall. Hair dryer. Shower cubicle as well as white bath. Upper
floors have dark brown marble flooring. Luxurious finishes
like a 5-star hotel.
Some newer condos don't have a shower cubicle in the master
bedroom's bathroom. Rent starts from S$10,000. .
Email
judy@asiahomes.com for updates. Suits newly married
expat couples or those who want privacy.
Grange 80 & Grange 70
Balcony
Riverside View Serviced Apartment: The living area
with balcony facing Singapore River. Privacy and extremely
competitive rental pricing strategy.
Such serviced apartments have attracted many single Caucasians
as they provide maid's services and complimentary breakfast.
The Clarke Quay is a 5-minute walk away. Full of pubs and
cafes in this Robertson Quay & Mohammed Sultan Road
neighbourhood. Shuttle bus to the subway.
Living area
JC Draycott's
living area from the kitchen. The refrigerator, washing
machine stacked below the dryer are enclosed in a louvered
door. Next door to the American Club. Basement car park.
No pool and gym though but 10-minute walk to the Orchard
subway and Starbucks.
Almost fully occupied as at July 2000 though not a first
choice for most single expats owing to lack of full condo
facilities.
TIPS FOR
REALTORS
The Early Bird Catches
The Worm
I remember September 11, 2002 as the anniversary of a momentous
event in which over 3000 people died last year but also for this
interesting case.
At 10 am, I received a phone call from a tall Caucasian expatriate
from an American multinational bank, Mr Formicelli, asking me
whether I had any Scotts 28 3-bedroom, low floor for rent at $6,000.
He had to decide on a Balmoral Residence 3-bedroom 1750 sq. ft at
$5,500 soon and he had lost out a Scotts 28 low floor unit just 2
days ago.
3 realtors advertising Scotts 28 were contacted urgently. The asking
rentals were $6,500, $7,000 and $8,000.
Only one responded as she had a mobile phone. Why bother to
advertise when you don't respond, I can't understand many of the
Singapore agents. Some still use pagers and voice mail which they
never answered.
Mr Formicelli wanted to view at noon on the same day. The co-broking
agent Rose said she would be there.
Mr Formicelli had seen 48 apartments and condos! I was not surprised
as many expatriates did not know what they wanted. But today was
decision time and this was good for any realtor. Could I close this
case with only one Scotts 28, low floor offered? At least I had what
he wanted.
He told me that his wife who had not arrived in Singapore or seen
Scotts 28, preferred Scotts 28 to Balmoral Residences but the latter
has a nicer kitchen and was bigger. His wife wanted a low floor as
they had a 4-year-old and it would be safer living on low floors.
Many Caucasian husbands usually defer to their wives and this case
had one great advantage for Scotts 28 in this sense.
Agent Rose was late for 30
minutes. I had to ensure that the prospective tenant did not run
away, but there was so much conversation I could make with the
banker as we were strangers. We could not see the facilities since
Scotts 28 had another security access to the pool and I did not want
to miss Agent Rose when she arrived at the lobby.
The Scotts 28 unit was below the 5th floor. The living area faced
green trees and Scotts Road. Surprisingly, there was no traffic
noise. The upscale condo had good sound proofing. Actually,
the lower the condo, the less the traffic noise as noise travels
upwards.
Mr Formicelli offered a rent of $5,500. Agent Rose had a word with
the Landlord and rejected him. So he walked off as there was
no other units to see. Besides, one of the rooms in this apartment
was facing a vacant piece of land and there could be a condo
construction. Agent Rose said that the land was vacant for some
years and Singapore was in the deepest of recessions and the
developer would be suicidal to commence construction this year.
No need to tell that to the banker.
"Wait, Mr Formicelli," I stopped him. "Give a counter offer!" I had
been answering my mobile phone when Agent Rose rejected him and now
he was going to Balmoral Residences. That's the trouble with not
paying attention at this crucial time.
Mr Formicelli offered $5,600 with the tenancy starting on October 1,
2002. Agent Rose had a few minutes of talk to the Landlord but this
offer was rejected. He said he would think about the offer of $6,000
wanted by the Landlord.
Once the expatriate left Scotts 28, it would be the end of the case.
Here was a sole unit and the only obstacle was the rental amount.
"Let's see the swimming pool and the big gym," I delayed Mr
Formicelli from leaving Scotts 28. The indoor tennis court
impressed Mr Formicelli. He was telling me how much he liked Scotts
28 and Agent Rose was selling the condo on great location and
facilities. It would be futile if we could not close the gap of
$5,600 and $6,000. I guessed the Landlord could get $6,000 if he or
she played hard to get since Mr Formicelli had a budget of $6,000.
"Why not offer $5,900?" I asked Mr Formicelli in a last desperate
attempt. I had run out of ideas to close this case. This case was so
close to closing.
"I offer $5,800," Mr Formicelli said to Agent Rose. Agent Rose had
an idea and said, "Can you start the tenancy one or two weeks
earlier, so that the Landlord can earn income earlier?" That was
clever of her and maybe that was why she was so successful if you
judge her by her BMW Roadster.
Well, Mr Formicelli could start the tenancy one week earlier. The
Landlord agreed to the $5,800. The Letter of Intent was signed first
by the Landlord and all Mr Formicelli had to do was to sign and give
me a cheque for the good faith deposit. I asked Agent Rose to fax to
him the tenancy agreement immediately.
This was a most unusual case for me. It shows that the mobile phone
helps you get business if you make sure it is switched on the whole
day. Of course, if you have a website like
www.asiahomes.com, you might be able to get prospective
expatriate tenants to contact you to enquire about housing. That
will be another story.
For first-time realtors, just by being available on the mobile phone
anytime, most of the time, you can be successful in real estate
rentals if you have the Landlord's listings. Well, if you have both,
the opportunities to grow your business will be tremendous!
TIPS FOR
TENANTS
Does
numerology make you successful in your career and in your life?
The Paterson Edge is the first choice but the Riverside View
Serviced Apartment had so many paid for maid's services like
house-keeping, phone and utility bills. The small balcony
fronted the green Singapore River and was unique in urban
living. However, the serviced apartment operator was not
agreeable to providing furniture of tenant's choice.
Grange 80 and JC Draycott were also short listed.
A single expatriate usually likes to be as close to the subway
as possible. The Paterson Edge condo was well sited being
3-minute walk to the Orchard subway/Road.
Being an Information Technology expert, he was impressed with
Paterson Edge's high technology gadgets starting from the entry
security system and the stainless steel kitchen appliances.
The Riverside View apartment with water frontage was 2nd
choice. It was on the door-step of cafes and pubs and it had so
many goodies that saved a lot of pocket expenses for any
expatriate.
Grange 80 was considered good too except that it was not that
close to Orchard Road (but an 8-minute walk) and it had the
wrong numerology.
Based on numerology, Grange 80's ground floor had a unit number
of #01-01. Adding up the digits, the sum was 2 (01+01)
which was no good.
Unit's number totaling 3, 5
and 7 are the best for the career of this believer of
numerology.
JC Draycott's #11-03 was all right. So was The Riverside
View condo.
The problem was that Paterson Edge's landlords usually did not
want a one-year lease as they know their apartments were
extremely lettable.
This case was going to be a headache for the Asia USA Realtor,
trying to find a one-year lease from an apartment with the right
numbers. The apartment must be new, in Orchard Road and
the Landlord must provide furniture of Tenant's choice, maid's
services to clean and iron, all for $6,000.
Would a rental realtor who practise numerology ever succeed in
life since he would be restricted in recommending only good
numbers to clients for rent and that would cut off more than 50%
of the condos available in Singapore?
The expat had good reason to believe in house numerology because
his predecessor rented a house with the wrong numbers and was
"returned to the USA" before the completion of his term of
contract in Singapore, due to poor performance.
There was a Singaporean dog owner who consulted a veterinary
surgeon because the practice's number 01-1477 was considered
excellent in numerology. What do you think, readers?
ASIAHOMES'
1999 HOUSE-HUNTING REPORT FOR HISTORICAL RECORDS ONLY
House-hunting with a single American expat in August
1999
1. Cairnhill Plaza 3+1 2300sq. ft $5500.
Blk 55 #22-05.
20 years old but pool and gym are upgraded.
204 units. 3-minute walk to Orchard Road and another 3 minutes
to Somerset subway.
Big spacious living area and bedrooms. Terrazzo flooring and
ceramic tile. Doesn't have the "sex appeal" of brand new condos
but is value for money and in a great location. Central air
conditioning but rooms have split unit ones. Upgraded pool and
gym. Very few units are available for rent as at July 2000.
2. Kim Yam Heights penthouses
22-01 3+1 1200sq. ft
23-01 3+1 1300sq. ft
25-01 3+1 1281 sq. ft around $6000.
Maisonettes 3+1 1600 sq. ft $4,500.
In some units, the odd hexagon-shaped master bedroom makes it
not possible to put a king-sized bed with 2 bedside tables.
Can't move if you do that. Brand new, 130 units. Black
granite flooring, windows open upwards.
Panoramic view of Aspen Heights and city. Has 2 bedroom
apartments. Pool, very small gym with 3 pieces of equipment,
tennis court, playground and a 10-minute walk to Clarke Quay or
Somerset subway.
3. Somerset Compass Executive Residences.
2 Mount Elizabeth Link. A serviced apartment.
2 bedroom 1062 or 1178 sq. ft (2+1+1) $5800.
Around two years old. Penthouse renting from $23,000.
72 units. 1, 2, 3 or 4-bedroom.
Pool, gym. barbecue pits, sauna, steam baths, spa pool, cable,
children's playground, resident's lounge, electronic in-house
safe. No tennis or squash court. Utilities up to $200 paid
for. House-keeping services. Baby-sitting, 24-hour
security with intercom, courier service, private doctor-on-call,
24-hour reception, airport transfer service, complimentary
breakfast.
Great location in the middle of Orchard Road, home to designer
boutiques, shopping malls, food & beverage joints and
entertainment.
3-minute walk to Orchard Rd and 2 more minutes to Somerset
subway.
4. The Bayron, #11-03, Type 9B, St Thomas Walk,
3+1 1819sq. ft $6800. Almost fully leased as
at July 1, 2000.
3+1 1485sq. ft basement #01-01.
One year old. Small pool and gym. Very popular with
Caucasian expats because it is located a 3-minute walk from the
Somerset subway and Orchard Road malls. Has 5 studios, 2- and
3-bedroom apartments with various layouts and rentals as
follows:
1-bedroom 614 sq. ft $2700
2-bedroom 764-1012 sq. ft $2900-$3900.
2-bedroom 872-926 sq. ft $3700.
2-bedroom 1335 and 1173 sq. ft $4300, $4200.
3-bedroom 1238 - 1851 sq. ft. $4200 - $6800.
To see photograph of this clear glass floor to ceiling window
with open concept kitchen apartment building, visit
Bayron Building, bottom of page, photo on right. The Bayron
is a 6-storey structure conjoined to a 15-storey block. It is
extremely popular with expatriate single and couples because it
is brand new and a 3-minute walk to Somerset subway and Orchard
Rd.
5. The Paterson Edge, upscale condo
#02-08 2 bedroom 1023sq. ft $5000+
#02-02 2 bedroom
#03-06 2 bedroom 990sq. ft $5000
Above units rented. 3 units available as at July 2000. Brand
new. 61 units.
Roof top pool. Gym, putting green. Only 02-02 has a unique
layout in which there is no "corridor" or entry foyer. The
living area is seen on entering. Prospect likes this layout, but
being a follower of numerology, the sum of the #02-02 equals to
4 which is no good for career or business as "4" sounds like
"die" in Chinese Cantonese dialect.
A 2-minute walk to Orchard subway, near Borders bookshop.
Ardmore Park for rent.
4+1 2885 sq. ft $12,000 - $15,000. Pictures of upscale
condos below.
Raffles Girls'
Secondary School (extreme right, bottom) to the right of
Anderson Green building (pink) as at December 1, 2001.
Avalon condos are to the right of Anderson Green. The
balcony is the 22nd floor of Ardmore Park - 9 Ardmore Park
22-02 which has a beautiful hill and city view.
Sound-proof windows work
very well on high floors although we could hear traffic rumbling
noise on floor #02-02. Has electronic security devices. Has
3-bedroom apartments renting from $6,500. A premier condo.
Characterized by stainless steel sinks, oven and microwave and a
perception of an exceptionally high quality finishes in the
apartment and outside.
6. Grange 70upscale
3+1 1,356sq. ft $7,000. Ground floor.
#01-01 Brand new. Low density of 10 units. 4+1 renting
from $10,000.
Small pool and gym. Steam and sauna. Basement car park and
security. Tennis court and other facilities of Orchard
Parksuites Serviced apartment available for tenant. Air
conditioned kitchen, ice-making fridge, American-sized washer
and dryer.
Audio visual intercom near master bedroom as well. Card system
to lift and 24-hour security. The other 9 units are 4
bedroom apartments renting from $10,000. 8-minute walk to
Orchard subway and Orchard Road. A premier condo.
Characterized by stainless steel sinks, oven and microwave and a
perception of an exceptionally high quality finishes in the
apartment and outside.
7.
Riverside Serviced Apartments
2 bedroom 1010sq. ft $6700
4th floor but need to walk up several steps.
3 years old (August 1999). 72 units.
No lift in this block with waterfront. Brown marble flooring in
living area. Unobstructed green Singapore river view.
Complimentary breakfast, Rent includes:
Utilities max. of $400/month (average of tenant's bill is
$250/month), Singapore Cable Vision 34 channels,
Fort Canning, The Legend (golf) and Raffles Country Club
membership at around $120/month,
House-keeping 3x/week($100 deduction if once/week),
Phone bills except for international calls.
Shuttle services . Light bulb maintenance
Gym, swimming pool, 100 car park lots.5-minute walk to Clarke
Quay.
Near UE Square. Free shuttle to City Hall/Raffles Place subways
Mon-Sat 7.30-8.30 am, 6-7.30pm except Sat evening. Free shuttle
to Takashimaya Shopping Center 12.30 and 1 p.m. Mon-Sat. A
10-minute walk to Dhoby Ghaut subway. Extremely attractive
incentives to rent.
8. JC Draycott 3+1 1033sq. ft $4000 partially
furnished. #11-03. 35 units. Cable vision points all
rooms. No shower cubicle in master bedroom's bathroom but the
master bedroom is sufficiently big for king-sized bed and side
tables. The living room is spacious but the view is that of The
Claymore condo. Low density. No pool but a Jacuzzi.
No tennis court or gym. Card for door access. 24-hour security.
Bend going down basement 2 car park is rather narrow for a big
car. Has 2-bedroom apartments. 10-minute walk to Orchard
Rd, 2-minute walk to the American Club.
9. Scotts 28 upscale. 136 units. 2 years old. Full condo and
cable vision facilities 2-bedroom apartment renting from $5000. December 2001. For Rent. The Claymore Blk A is now
painted white. Scotts 28 (extreme left) and Falcon Crest (low
building on right).
3-bedroom units available for rent from$8000. Penthouse
renting from $18000 - $22000.
5-min walk to Orchard Rd/subway.
A 3-minute walk to Newton subway and to the American Club. Big
pool and gym. Indoor tennis court, tight security, spa pools.
Many ladies love this condo as it is so close to the shopping
belt of Orchard Road. Shop till you drop everyday.
A premier condo. Characterized by stainless steel sinks,
oven and microwave and a perception of an exceptionally high
quality finishes in the apartment and outside.
Subdivisions
(condo & house details) has some of the details of the
advertised condos.
he
deep blue well designed swimming pool with water features makes you
feel like swimming. The jacuzzi spas are there to pamper you
and Orchard Road shopping malls are within a 5-minute walk.
March
9, 2011
For Rent
