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Expat Relocation(Rental) Guide
(just scroll up to find your choice property in 1 minute from above MLS Search and Power Search)

Welcome to Singapore !

Quick legal reminder if you're very new to Singapore : Don't ever possess drug as it can be sentenced to death penalty. Don't whistle or tease lady here unless you want your butt fried for that harassment. Don't litter, vandal or conduct any illegal act here. If you get caught due to whatsoever offence, remember you can appeal, and only appeal, don't ever bribe any authority for cover up. You'll get heavier punishment just for doing that.. Remember if you intent to live, study and work in Singapore, the place can be really lovely & fun, only if you behave and taking good care of your butt.

Many expats turn permanent resident or even became citizen after years of living here due to highly safety, clean air, racial & religious harmony and strong government leadership. So please enjoy Singapore as your home and you'll sure to love here when you mix with different culture of Singaporeans, our very unique, unpretending but sincere style.


Start Sourcing for Property - What are the options
Should you already live in Singapore, you can source property easily from printed media. To read more about market trend and direction it is heading, you may explore news from Zaoboa property articles 早报房地产, Business Times Executive Suites on property articles, URA Private Property Market update, or Property Consultants' Publications, Research Report If you are in oversea, you could easily search through many websites that offer properties for sale or rent in Singapore. While there are some good sites that offer vast property listings, some websites are quite out-dated, or inactive while others provide limited properties only belong to specific realtors or agencies which are not cover nationwide. Some are not properly categorized & organized and make property search difficult, some require tedious membership sign up special ID code in order to view limited properties, which again, information might not be transparent to everyone. One of a glue to check if a website is current is by looking at the date of posting, or the date of classified advertisement, though many sites tend to suppress that information.


What do our Property Search portal hub offer ?
Our sites offers the largest and fastest property search portal, with over 1000+ residential and commercial properties posted to the web daily (working day from Monday to Friday) which cover the entire Singapore islandwide listings contributed by over 90% agencies and individual agents/realtors. Most of the newspaper property classified advertisements can also be found in our site. Therefore you can rest assured when you visit our site, you have the full benefit to see almost all listings in Singapore, and most importantly, these listings are transparent to all surfers. Remember market transparency is your best assurance to safeguard your interest. With that you could avoid paying high cost in getting a right accommodation.The site is designed with a simple objective to make life breezier for surfer to retrieve real estate resources at the shortest possible time. To achieve this, we minimize number of clicks from users - survey shows that the more surfer click, the more they get frustrated and likely diluting their interests in the site. Therefore, you can see right from our homepage, our exclusive properties displayed right away without having you to click and search page after page, and we provide hyperlink and 1 click summary to pin point selected real estate category that might interest you. All external links are fine-tined to reach right to relevant subject from the right side of homepage, the description provide for the link are quite detail so that you don't have to make second guess of what's the link is all about..In all you'll find our web portal is snappy, or probably the snappiest in your property search experience in the web.


Engaging Agent- one or more, which is better ?
Engaging a property real estate rental/leasing realtor can be either pleasant or unpleasant experience, depending on who you meet and also very much on your mindset. Some rental realtors impose initial fee on the relocation search as commonly practiced in Western Countries. Some demand for exclusive right from expats in a way to ensure 'closing' by the end of the viewing activity. Expatriate like yourself in other way, may like to engage more agents for the property search service just for more choices or better options when come to bargaining. While this is technically true, getting more agents could duplicate viewing efforts, landlords and agents despise such uninspiring acts as it drains all parties' time and resources. Some expats/expatriates exploit the competitive nature among leasing agents for their advantage, such as asking for commission discount. This is clearly not our culture to discount price for service render, not to mention our pledge to service you till the end of tenancy. Some of such exploiting tenants / expats are indeed run into problems later in one way or another, only have themselves to blame for the unreasonable demands from the landlord or the leasing agent earlier.

We advice you stick to your own rental agent, if he or she has been resourceful and serving your interest well, after all, sense of loyalty is a good deed and value worth to treasure in friendship, or any form of business relationship. In case you are undecided as to which realtors can give you the professional and reliable services, then we are prepared to serve your interest, on the understanding switching of agents are not meant to be exploited, but rather a molding process towards a honest partnership.


Our Service Approach
We believe in serving our expats right with professionally approach. Our priority is very much focus on those expatriates who stay loyalty with us in property search. Every viewing represent precious time and cost spent, we strongly urge you, like in any other business ethic, to work closely with an agent who is resourceful enough, whom you feel comfortable and looking after your interest. If your agent satisfy these criteria, stick with him or her. Your loyalty would be paid off with good service or getting better deal in future because of trusting relationship you both built. Switching among agents might not necessary means working to your advantage, as agents also network among each other on information about exploitive expat, and usually put less priority and more price buffers on them in view that they might hop again. In fact there are many evidences on hopping expat  eventually paid a premium instead of good deal on property search. We sincerely encourage you to built good rapport with your agent  if you are happy with all his or her services. When you engage us, we ensure you are going to have peace of mind throughout the entire relocation process. We always inform tenants briefly on the rental procedure and all other outgoing payments, and only upon his or her awareness and agree on market practice, we then roll out viewing activity tailor to their criteria to ensure they get the right property within their budget in the shortest possible time. Participative expats who shortlist their preferred listings to us usually able to secure their right property just after days of viewing or some within the same day. If you have the right mindset of realistic need and budget and staying loyalty with us, resolving your relocation need is just finger tip. Your participative in Singapore Property Listing search would enable you to get an your dream shelter within days.


Determine Your Choice of Property
Your choice of property is primarily determined by your preferred property type (e.g. bungalow or condo apartment), your budget and choice of location. E.g you may prefer to stay in landed house with a land area of minimum 5000 s.f with at lease 4 bedroom, and your budget is not more than $4k. Then the choice of location would probably be limited at northern or western Singapore, such as seletar, sembawang or jurong west area landed house. At higher budget such as $6k could bring you to prime district such as bukit timah or holland area. Singapore Property Listing resources offer an open book concept where you could research on differenct types of property at different location with their market asking rent. You could easily shortlist those properties that meet your criteria and then email us for further qualification. We would then call the listing agents/realtors or landlord for further detail, such as property condition, facing, level and realistic price. Once verified , we would then line up only those that match your criteria to ensure quality and productive viewing.


How do I start my property search and viewing?
Just take 1 minute to learn in Property Search Guides to get the most out from the interactive search. Use > Singapore 28 Districts Directory Map & Singapore Street Directory Map such as Map by Mylifestylemap Mapfinder , Map by Yellowpages Streetdirectory , Map by SLA StreetMap@Singapore or Map+satelite image by Google Map to find location. The fastest way to view property is go straight to do 2 clicks interactive search to find your ideal property above - First Click 1 of the 5 real estates categories 'For Rent' hyperlink. In the next pop up window, specify your personal search criteria & click submit. You'll see list of your preferred properties. Depending on which search engines (we offer 3 search engines under light bue, yellow and pick column) you make the search enquiry, just look at the listing page's instruction steps on upper screen for emailing instruction, simply shortlist those units that match your criteria and submit to us according to the screen's instruction. Our realtor will help you to qualify them further to facilitate for actual viewings.

If you can't find any listings that you like, you can still make use of that message box as abovementioned, briefly state your needs, contact and submit to us. Alternatively, you can Post Your Need to Rent here by filling request form to state you criteria to rent, We'll call you for viewing once we identified the right match for you from the existing Singapore Property Listing Classified database or from the Straits Times property classified search.


How far can the asking price from those listings be negotiated ?
Frankly no fixed rule. Typically Landlord / leasing Agent like to price higher than reserved price by say 5%. If you see a listing rental asking more than a neighborhood listing say by 10%, then it could be highly discountable, but here again, depending on landlord motivation to rent. A small percentage, rather not more than 5% of the total listings in our website are priced at net value. Meaning the price that you see is the minimum asking. Why there are such pricing strategy is simply because landlords want to generate high demands by attractive entry, and get higher bid from many offers. Generally in most cases, you could bargain the asking price to a realistic level by around 5% plus minus, depending on situation.


Property Viewing - be sensitive
Property viewing normally take 10 to 15 minutes per condo apartment, or 20 to 30 minutes for good class bungalow. Some houses are what-you-thought-is-not-what-you-get as listing agent/realtor or landlord may over exaggerate their property just to entice viewing. Whatever condition is the house, we always encourage expats / tenant leave good impression to the landlord or agent / realtor. Less negative comment the merrier as you never know, the landlord may have other better house for you ! When comfort engagement with the landlord is broken due to nasty remarks, you lose an opportunity to engage later, even though your have the budget they want. Always express good respect to landlord, as pride is not something can be exchanged for. Some landlords reject expats/tenant who can even pay higher rent, simply because of their insensitive approach. Comments such as 'don't like such silly color scheme' or 'change that curtain to my taste' or 'this stuff is worthless..' could trigger the point of no return, i.e landlord may not deal further with expats/tenant in such manners. Do not negotiate price with the agent / realtors or landlord directly as slight negative remark could jeopardize deal. Leave that to us as we understand our culture best in Singapore. Remember negative remark do not bring down price, respect and good rapport, YES.

If still nothing comes down to an agreement after much negotiation, just thanks with smile and move on to the next property. You might be recalled later by the landlord just because of your pleasant personality !

Singapore Landlords are typically friendly, reasonable but house proud, they rather leave the property empty if they don't find a good tenant / expats. It may be difficult for you to understand why they can't just rent out quickly to reduce burden. Yes, most landlords want to, the key issue lie on the quality and manner of tenant they want. Therefore whatever nationality you from, you need to exercise win-win, give and take manner. If all you keen is to demand more for less, or adopt hard & unreasonable bargaining, it only triggers possible trade off from landlord & your servicing agent later. Here are most landlords' attributes in their rental stand:

1) They prefer company lease more than personal lease.
2) They prefer 2 year lease more than 1 year lease.
3) They prefer no diplomatic clause than having it.. (some expats proposed 3 month diplomatic under the 2 year lease, the landlord was upset on such exploitative stance. one expat later withdrawn that proposal, but the landlord had decided not to deal with the same expats because in his view, it is a short term lease).
4) They prefer tenant/expat take the unit 'as it is' or minimal request.
5) They prefer tenant/expat with decent or good background with pleasant attitude. (Most landlords don't mind to be more accommodate in rental negotiation in view of good tenant background).
6) They dislike tenant who did not take good care of the house. (it is the reason why certain profiles of tenants have difficulty in getting accommodation today because of past bad experience).
7) They despise expats show arrogant, asking for too many things and offer too less rent. (most landlords reject them, some accept, but relationship can be strained, landlord's goodwill support can be muted in some cases).

Keep these tips in mind when you ever engage with the landlord, but leave negotiation to your agent who is serving you so that you could avoid any cultural misunderstanding that may arise.


Property Viewing - offer your price & terms realistically
Never propose anything if you do not intent to rent the property in the first place. Some expats like to do this just to test landlord limit. This is strictly not our culture. When you ready to make offer, you could always start from lower offer, as long as it is reasonable & within the market tolerable range. What offers is considered reasonable or unreasonable ? Example: If market going rate for Four Season Park rental ranges between $10k to $12k for partial furnish unit. Asking for $8k for fully furnish is obviously unreasonable. Expats asking for $10k for fully furnish unit is lower than market range, but we could put up your offer since it falls within market range except for the furnishes. However asking too low offer reduces your chance of getting the ideal unit. When landlord get upset with too low offer, they might not want to deal with you further even you can up your price. So act wisely and work around your budget to secure the best unit. Apart from price, you have every right to propose your demand and terms. Be sensitive, exercise care within the market norm. Proposing a full refund of deposit should you break lease is clearly a bad call. Proposing landlord to undergo major renovation such as change flooring, built extra fixture is not encouraged, unless you offer reasonable rental to account for the improvement. However, proposing to clean the premises, putting new paint, servicing aircons is norm in the market. Replacing new beds, new appliances or furniture is not commonly practice here unless again, landlords get a longer lease commitment or higher rent in return.

If budget is not an issue to you - then negotiate on the terms If you have thick budget (normally in a case of company lease), coming to the Four Season Park example - if owner is asking at the market rate of say $10, knowing it can even fetch up to $12k, and that is well within your company budget, we advice you take the unit without bargaining on price, just negotiate on terms, or even up your offer if your objective is to get that unit. High end property market appeal to certain expats specifically, where budget is no longer an issue. They grab good property like they way snap Farrari ! So if budget is also not an issue to you, the first you should do is make the landlord happier and built a good relationship with them, not the price anymore.


Documentations involve when your offer is made and accepted
Upon expressing interest on a property expats/tenant intent to rent, we normally gauge if that is close to owner expectation. Some landlords want in writing before agreeing to rent, some reject outright. We propose tenant / expats to give letter of intent (LOI) to the landlord when landlord agree or neither disagree. Following are documentation involved in the closing procedure. We'll help expats to prepare the LOI with good faith deposit of a month rental money or cheque to the landlord, stating his or her rental price, lease commencement, period and list of request such as adding or removing inventory and additional requests in the premise. Should landlord reject all the terms, deposit would be refunded to the tenant. Should landlord agree and sign, Tenancy Agreement (T.A) would be prepared and executed within the next seven working days (varied according to situation).Should tenant withdraw the rental, landlord would forfeit the deposit and half paid to the agents/realtors involved. After all terms and conditioned of T.A being agreed by both tenant/expat and landlord, the tenant would then signed and pay the 1 month advance rental for 1 year lease, or 2 months advance for 2 years lease. Commission for the relocation service is also paid at the same time. After landlord signed, the T.A is considered sealed and we'll send the T.A for legal stamping, and prepare the expats documents such as copy of employment pass, letter of employment and passport for the landlord. These documents together with T.A, would be used to apply SP utilities(e.g water/electricity/gas) application, Starhub or Singtel services. Landlord would release keys/access cards after complete all inventories check with the expats/tenant. They would both sign the inventory handing & taking over form with our witness. Come the end of tenancy, we would help tenant to handover these inventories back to the landlord. In the entire documentation procedure, expats will receive a copy of LOI, T.A, stamping certificate, Inventory form and ownership proof. landlord will have copy of expats document such as copy of valid pass, passport, Letter of employment and immigration status proof to be verified by us over the internet.


Moving in to your dream shelter - our commitment just begin
Once T.A is executed, you are ready to move in to your dream shelter. To help expat settle down earlier, we always request landlord on goodwill, to allow them move in few days before the actual lease commence, once the SP services account is transferred to their name. Please beware that there are some landlords only grant tenants to move in on the day from lease commence. We have networked with professional mover that able to help you move your stuff / furniture to the new house.

Once the tenancy commence, expats/tenant is usually given 1 month 'free warranty service' by landlord stated in the T.A. We encourage expats/tenant inform landlord and us should any defective found in the premises during the first month. After the first month, there would be minimum charge to expats/tenant side (typically $100 excess) on repair and replacement of wear and tear item. We are really to help should expats/tenant encounter such problems. Remember we always stress the important of building good rapport with landlord earlier. Should the washer or refrigerator found faulty and required replacement, you need to folk $100 per item per repair as stated in any T.A. Some Landlords are nice enough to have it replace for you free as goodwill gesture, if you did not bargaining more for less in earlier engagement.

During the tenure, we could also help expat/tenant in the ongoing maintenance service, such as aircon maintenance or pest control(for landed house) which is required in the T.A. Expats/tenants have flexible choices to engage his or her circle of contacts. Our value-added service serves as your additional option to ensure you get the competitive rate without trading off the service quality.

You may need us from time to time. Feel free to call us should there be any problem arise. Our differentiated service is our commitment to serve you continously during your tenancy till hand over.

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Singapore Condo / Apartment Directory - Project names listing starting with 'T' :

Singapore Condo / Apartment Directory - Project names listing starting with 'U' :

Singapore Condo / Apartment Directory - Project names listing starting with 'V' :

Singapore Condo / Apartment Directory - Project names listing starting with 'W' :

Singapore Condo / Apartment Directory - Project names listing starting with 'X'

Singapore Condo / Apartment Directory - Project names listing starting with 'Y' :

Singapore Condo / Apartment Directory - Project names listing starting with 'Z' :

Field names used in Singapore Properties classified listing ads from MLS Search :

B[Bungalow house] SD[Semi Detached house] CT[Corner Terrace] IT[Inter Terrace] C[Condominium] T[Townhouse, cluster housing or strata title housing] H[High rise apt] L[Low rise apt] W[Walkup apt] M[Maisonette] P[Penthouse] D[Duplex] O[Office] F[Factory] S[Shop house or space] W[Warehouse] L[Land]

Old district no, cover from district 1 to district 28. See Singapore 28 Districts Directory Map

Tenure of the property- Freehold Tenure[FH] , 999 Tenure , or 99 Leasehold Tenure[LH] .

BN[Brand new] - just TOP or properties under construction currently launched by developers or sub sale. The number years shown in the listing is just estimated year since the TOP date.

Built in area, in square feet (sq.ft) This field apply to all commercial and residential properties.

LAND :

Land area in square feet (sq.ft) This field only apply to landed residential properties (bungalow, detached house, semi-detached, inter or corner terrace house)

Story of landed house(bungalow, semi-detach, inter or corner terrace house), 2.5 means 2 story house with attic.

Price per sq.ft. For Condo or apartment, PSF=PRICE$/AREA. For Landed house, PSF=PRICE$/LAND.(Built in area is not factored)

U/FURN[Unfurnish] P/FURN[Partial furnish] F/FURN[Fully Furnish]