CLICK thumbnail to see bigger image of high windows of the Anderson Green penthouses.
The 1-year old Anderson
Green Condo. Front facade off Anderson Road which originates from Stevens Road and
will lead to Orchard Road via Orange Grove Road.
CLICK thumbnail to see bigger image of high windows of the Anderson Green penthouses.
The 10th floor of the penthouse has 3 bedrooms. A small narrow corridor outside the
bedrooms looks into a big void space down the 9th floor. Bright natural daylight
delight most Caucasian tenants. This is because the apartment has high glass windows and
glass blocks at the side of the master bathroom. Very easy to rent. Rentals
around $15,000 in this Shangri-la vicinity.
Floor plan
of one penthouse & image of building. The
bedrooms, family area or corridor outside the bedrooms on level 2 of the penthouse and
kitchens have been considered small in area for a penthouse because the void space takes
up a large percentage of the apartment.
Case study: "The rights of a Tenant".
Rent as at December 2000.
3+1 1600sf $8,000
4+1 1916sf $9,000.
Ground floors have patio.
Four Maisonette Penthouses: 4300sf, 5600sf, roof garden + balcony. $14,000 & $15,000.
4+1+terrace 2390sf $8,500.
4+1 ground floor, 2411sf $8,500.Rentals have
dropped. Email judy@asia
homes.com or tel: +65 9668 6468 to get you the best rental package.
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Anderson Road, 5-minute walk
to Stevens Road, 10-minute walk to Orchard Road. Between 2 brand new Gardenville Condo and
the Avalon Condo. Next to Shangri-la Hotel.
Completed: Feb 1999. 34 units, 1 block, 10-storey, 5 unit types.Interiors: Living/dining area - marble flooring.
Bedrooms - light yellow matted wooden strips. 2 phone lines in the master bedroom.
Kitchen - Ice-making Amara refrigerator, BOSCH oven & hobs of stainless steel with
ducting to the outside the kitchen (unlike most condos), stainless steel, air conditioning
in kitchen, city gas, hot & cold water. Rubbish chute outside apartment is good idea
as smell and cockroaches will not be present inside the apartment.
Utility room - very small. May just fit the washing machine/dryer. The kitchen space may
be used for the washing machine.
Maid's room - attached bath.
Bathrooms - all bedrooms have attached baths. Master
bedroom's bathroom has only hair-dryer but not shaver electrical points. The 4+1 has a
glass-blocks bringing in bright daylight. A vertical rectangular window permits outside
views. The long bath looks too short and shallow for the average Caucasian, but the
bathroom is spacious.
Powder room - yes.
Dishwasher - yes.
Facilities: Impressive granite-flooring at visitor's lobby. 2 lifts. 24-hour
security. Private lift lobby, audio & visual intercom systems, 24-hour security &
video surveillance of lift lobby. Swimming pool (rectangular shape) with
jacuzzi, sauna.
Singapore Cable Vision connections all rooms - yes.
Gymnasium - small one.
Tennis court - yes.
Car parking - basement and spacious lots.
Private lift - yes.
Lobby, audio & visual intercom systems - yes.
CCTV surveillance of lift lobby - yes.
Occupancy rate: as at December 4, 2000. 1 or 2 units
available.
Advantages:
1. Low density, upscale interior finishes, prestige and great location near Orchard Road.
2. About 15-minute walk to Orchard subway.
3. Jason Gourmet Supermarket and Tanglin Mall's Cold Storage nearby. They stock many
food items needed by Caucasians.
4. Many food and beverage outlets and shopping malls in Orchard Road.
5. Beautiful unobstructed green tree views for 4+1 facing Shangri-La Hotel.
6 Many taxis.
Disadvantages:
1. A shorter and shallower than usual long bath in the master bathroom.
2. Some expats fear that hyperactive toddlers will crash through the glass of the
floor to ceiling glass windows in the living/dining room.
3. Beside the Raffles Girls' Secondary
School. May hear the Principal's address to students in the morning?
Competitor: The next door Avalon, Gardenville
penthouse with wood roof decks, Chelsea Gardens penthouse, Jewel of Balmoral and so many
others renting from $12,000 - $16,000 as at December 2, 2000.
Details of Anderson Green apartments:
Type A1 3+study+utility room, 2411 sq. ft inclusive of open terrace at lst storey.
Type B 3+study+utility room, 1916 sq. ft from 2nd - 8th storey.
Type C 3+utility room, 1668 sq. ft from 2nd - 8th storey.
Penthouses are:
Type D1, 4+study+utility room, 4941 sq. ft inclusive of open terrace and roof garden, on
9th & 10th storey.
Type E, 4+utility room, 4316 sq. ft inclusive of open terrace and roof garden.
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Case study: "The rights of a Tenant".
An email from a surfer.
Dear Sir;
I came across your web site while trying to find out if
a Tenants' Association exists in Singapore.
I noticed that you offer good advice to people with queries regarding their rental
property. Perhaps you can shed some light on my problem.
This is the fifth year that I have resided in Singapore. I previously rented an apartment
on Balmoral Road. Although the landlord, who lives in Jakarta was reluctant to carry out
maintenance on the property, work was completed with in days after it was requested.
Unfortunately I have not had much success with my new apartment, which is in Cairnhill
Plaza. The landlord who also resides in Jakarta, agreed to perform several upgrades to the
apartment before I signed a lease. Most, but not all of the work was completed before I
moved in to the apartment.The work that was completed was of sub standard quality. I have
made several requests through my realtor for the landlord to repair the outstanding faults
with the apartment.
They include a broken toilet.
A leaking hot water tank, and a broken security gate on the front door. The landlord feels
that she has done enough work on the apartment, and should not bear the responsibility to
do any more. These items are "basic quality of life" repairs that need to be
completed without delay. I have a company lease, however my company will not with hold any
rental payments, unless advised by a lawyer.
I have sent the landlord a letter through her banker in Singapore. I was not provided with
a direct number to my landlord. I stated in the letter, that unless the work was completed
immediately, I would have to contact a lawyer.
My question's are:
1. What are my right's as a tenant in Singapore?
2. Can a lawyer advise my company to with hold rental payments and use them for repairs in
the apartment?
3. Can I claim lawyer fees from my landlord? Thank you for your help with this matter.
Reply.Date: Fri, 12 Mar 1999
05:51:05 +0800
Organization: http://www.asiahomes.com
Free house-hunting services for expats. (65) 9668 6468.
Subject: Repairs to rental property
Thank you for your email. The problems you describe sound like "minor repairs".
Is the damage due to fair wear and tear? What is the "minor repair" costs to be
borne by the Tenant? Is it a maximum $100/item/occurrence or is it NOT written in the
tenancy agreement?
Will the Tenant (your company) pay for minor repairs? If it does, you can schedule repairs
at below the amount specified in the tenancy agreement.
Litigation can be costly - that may be the reason your Company is not willing to support
you. You will need a good lawyer to help you and that costs more money than the minor
repairs!
The lawyer may want a deposit of $3,000 and before too long, you find that it costs more
than the repairs.
The lawyers will be able to answer the questions asked
after reading your tenancy agreement and to find out whether there are breaches of the
agreement.
1. What are my right's as a tenant in Singapore?
There are too many issues involved to be discussed in this short reply. The
responsibilities of the Tenant and Landlord are covered in the terms of the tenancy
agreement.
If there is a dispute, you may need a mediator or lawyer. However, you are the "Occupant"
in the tenancy agreement and not the "Tenant".
2. Can a lawyer advise my company to with hold rental payments and use
them for repairs in the apartment?
Much depends on the lawyer involved and his interpretation of the tenancy agreement.
Usually, this is not possible legally.
If your own lawyer sends such a letter, the Landlord may not bother to reply since you are
the "Occupant" and not the "Tenant" who has signed the lease.
3. Can I claim lawyer fees from my landlord?
The judge in the civil suit may award you some part of the legal fees but may not be 100%,
if the judgement is in your favour. Since there is no legal contract between you as you
are the "Occupant", you may be throwing good money down the drain. You did not
sign the tenancy agreement and therefore you have no legal standing even to file a suit.
Some solutions are:
3.1 You resign from the Company. Since you are not the "Tenant", you don't
have to pay any rent to the Landlord after resignation.
3.2. You assign the lease to other expatriates.
3.3 Probably your Company does not want to get involved in expensive litigation.
There are other companies where the Human Resource Manageress write a letter of
complaint or threaten to withhold rent based on the fact that the residence is NOT in a
"tenantable" condition and this may work.
3.4 However, you had threatened the Landlord with
litigation and this may work.
3.5 Use the "minor repairs" clause in
the tenancy agreement if your Company pay for the minor repairs. Your repairs appear to
cost more than $150/item/occurrence and may not qualify for minor repairs.
3.6 Are the repairs needed due to
"fair wear and tear"? The Landlord will have to resolve this problem.
In conclusion, it is best for the prospective tenant to rent an older apartment which has
been "repaired" as the quality of the Landlord's repairs is a bone of
contention for some Tenants who have higher expectations.
It is hard to imagine what the Landlord will use in his repairs or renovation. You may
request samples of materials to be used and get them recorded in the tenancy agreement or
letter of intent. |
