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Asia USA Realty
(Singapore)
asiahomes.com Pte Ltd
Estate Agents Licence No.
L3007306B
11 Mar 2011
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Focus:
We
get for you affordable Singapore homes
Rent or Investment |
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ANDERSON GREEN |
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Upscale Singapore
Condominium.
21 Anderson Road. Next to Stevens Road, 5-minute walk to Orchard
Road.
Between Gardenville Condo and the Avalon Condos. Near Shangri-la
Hotel.
Completed in March 1999.
No. of units: 34. One block of 10 stories.
 VERY
LOW DENSITY CONDO IN A HIGH CLASS DOWNTOWN LEAFY RESIDENTIAL
ENCLAVE
5 unit types:
Type A1 3+study+utility room, 2411sf inclusive of open terrace
at first storey.
Type B 3+study+utility room, 1916sf from 2nd - 8th storey.
Type C 3+utility room, 1668sf 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.
These penthouses have the
following interesting features:
The one on the extreme left side of the building closer to
Anderson Road (#09-04) has better unobstructed views than the
right-sided penthouse (#09-01) as there are other tall buildings
obstructing the views. However, the authorities do not permit
access to the balcony of the master bedroom by the occupants for
the #09-04 penthouse.
LEVEL 1: (9th storey). There is the private lobby from the
private lift. The living area is separated from the dining area
by the staircase which goes to level 2. As the wooden steps have
large gaps when seen in 2000. The toddler or climber may be at
risk and therefore this type of housing excludes families with
young kids. The living area is not the usual rectangular shaped
but is curved and opens out to a private terrace where you can
put a table and 4 chairs to appreciate the sun rise. The dining
area opens out into a small balcony at the side of the building.
For Type D1, the bedroom 4 (with long bath) and study room (no
wardrobes) are located on level one. Type E has only bedroom 4
(no long bath but shower).
Below is a description of a penthouse #09-01. 4 penthouses (top
floor) with clear full length windows & roof terrace.
Layout plan of one penthouse -
904273anderson phseplan.
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 Living/dining: Living/dining area - marble flooring of a light
brown colour.
Bedrooms - natural timber-strip flooring yellowish in colour.
Split unit air conditioning.
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 High quality finishes in the bathrooms. White bath tubs. Wall of
glass blocks bring in sunlight and brightens the bathroom.
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Kitchen - Ice-making Amara refrigerator, Bosch oven & hobs of
stainless steel with ducting to the outside the kitchen (unlike
most condos), kitchen has air conditioning, a favoured
attraction for Caucasian wives, city gas, hot & cold water.
For Type D1, the kitchen and yard areas are not separated unlike
Type E. Both have small utility rooms which may not be able to
accommodate a maid.
Prospective tenants with $15,000 rental budgets usually have
maids in Singapore.
Type E has a powder room and store but not in Type D1.
LEVEL 2: (10th storey). Master bedroom with walk-in closet,
spacious bathroom with glass blocks to let in sunlight, dual
basin, bidet, water closet and a pentagon shaped jacuzzi bath
There is the shower though. The other 2 bedrooms have attached
bathrooms but no long baths, just shower cubicles.
There is a family area away from the master bedroom, outside
bedroom 3 and this provides some peace. However, the family area
is curved in shape and looks down the living room below. Again,
this design pose a risk of falling down to the living area for
toddlers and climber-kids.
ROOF TERRACE. The area is relatively large and does not
have so many ugly piping seen in some penthouses. The
light-coloured tiles make the roof terrace look inviting to host
parties. The faucet and electrical points permit barbecue and
entertainment of guests.
BUILT-IN AREA.
Approximately 2800 -
3000 sq. ft for those areas excluding the roof terrace,
according to the Developer's representative.
Washing machine and dryer
(European brands, taking 5kg loads) will be stacked up one upon
the other in one area of the kitchen for smaller units.
Bigger kitchen in the 4-bedroom units.
Rubbish chute outside apartment is a good idea as the smell and
cockroaches will not be present inside the apartment.
Utility room - small but has attached bathroom except for Type E
which has a separate W.C. A short maid may be able to sleep in
this utility room.
Bathrooms - all bedrooms have attached baths, except the study
room. 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 is a triangular-sized jacuzzi and looks too
short and shallow for the average Caucasian. There is the shower
cubicle. Dual basin, bidet and WATER CLOSET available.
Powder room - yes in Types
A1, B, C and E but not D1. Many American wives will want a
powder room as this means guests do not need to use the
bathrooms of the bedrooms.
FACILITIES:
Impressive entrance lobby which has granite flooring. 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 at one end,
wading pool & sauna.
Landscaping of garden and some plants at car parking are make it
pleasant to drive into basement car park and straight to the
private lift.
Singapore Cable Vision
connections all rooms.
Gymnasium - small one. Tennis court - one.
Car parking - basement and
spacious lots. Each unit to have 2 lots.
Private lift to entry foyer from basement car park provides
class and privacy.
Lobby, audio & visual intercom systems - yes.
Closed-circuit television surveillance of lift lobby - yes.
 Advantages:
1.
Great location and low density. Bright rooms. High
windows.
Impressive visitor lobby next to lap pool with water features.
Private lift area is well air conditioned. |
Near Orchard Road via a 5-minute walk from Stevens Road.
This condo gives a good
impression that only high quality finishes are used, from the
basement car park to the penthouse.
Its pastel colours, beautiful but small pool and landscaping has
a resort-type ambience which will attract Caucasians.
The American and Tanglin Clubs, Starbucks and Planet Hollywood
cafes and the popular Orchard Road are within a 15-minute
walking distance.
2. Walking distance to Orchard Road. About 20-minute
walk to Orchard subway.
3. Many supermarkets, cafes and pubs around the
downtown area. Jasons Supermarket will be the Caucasian
favourite.
4. Many food and beverage outlets, Lido Cineplex and
shopping malls in Orchard Road.
5. Beautiful unobstructed green tree views for 4+1
units near Anderson Road.
6. Many taxis.
7. A prestigious address and residential area with
the multi-millionaires as neighbours.
8. The
spacious and grand looking entrance lobby atrium is one
characteristic uncommon in new downtown condos and this may be
an important feature for expats who feel the need to impress
visitors.
9. The glass blocks in the bathroom of the master
bedroom and some gaps bring in natural tropical daylight and
this feature attracts many expats.
10. The floor
to ceiling glass ceiling brings in daylight and is a favoured
feature amongst Caucasians.
Disadvantages:
1. A smaller long bath tub in the master bedroom may
not suit tall Caucasians.
2. Floor to ceiling glass windows of living/dining
room means bright rooms, but some families are worried that
their hyperactive child may crash into the glass windows and
fall down the building.
3.
Opposite the top girls' school - the Raffles Girls' Secondary
School. Generally, school noises are minimal.
Raffles Girls' Secondary School (extreme right, bottom) to the
right of Anderson Green building (pink).
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.
Occupancy rate:
Almost 90% usually. Expats relocating to Singapore, email
Judy@asiahomes.com for updates or to get the best rental
package or Tel: +65 668 6468.
Updates: Tel +65 9668-6468,
judy@asiahomes.com
Anderson Green Penthouse: one floor plan
Anderson Green condos are off Anderson Road.
Anderson Road is a quiet low traffic road connecting Stevens
Road to Orchard Road in a 1-min drive. To the right of the
road will be Ardmore Park Road leading to the American Club in a
1-min drive.
Expats wanting the best deal, contact Asia USA Rental Realtors,
Judy@asiahomes.com or tel: +65 9668 6468, 6254 3326, fax:
+65 6256 0501. |
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FOR RENT |
 March
9, 2011
For Rent
Full occupancy in March 2011.
E-mail
judy@asiahomes.com Tel: +65
9668 6468. |
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TWO TIPS FOR LANDLORDS |
HOW TO GET A TENANT FASTER THAN
YOUR COMPETITORS?
TIP NO.1
If you want to rent your unit
faster, insert "Owner" in your Straits Times Classified as
realtors prefer not to co-broke (share commissions) with the
other realtors advertising on behalf of the Landlords.
TIP NO. 2
There are many reasons why you cannot rent out your investment
condo faster than your neighbours.
One main reason in this glut of rental property market can be
you. You may be busy and need to give the exclusive
marketing rights to an agent or agency.
In this way, you can do your own things. What are
the implications?
A success story of the Anderson Green condos is illustrated.
An effective marketing strategy to open doors to all rental
realtors with real prospective tenants ensures success for this
corporate landlord.
Initially, around 1999 when the condo was completed, all
realtors with prospective tenants must contact two exclusive
realty firms. They must split 50:50 the agent's commissions.
With the change of marketing strategy from exclusive marketing
rights for 2 realty firms obliging co-broking, to the new
strategy of offering full agency commission payable to realtors
who close, this condominium had a full occupancy rate within 6
months in 2000.
Subsequently, Gardenville and Avalon condos were completed.
This did not pose any threat as Anderson Green was 100% leased 2
- 3 months ago.
The Anderson Green strategy of opening to all is a best
practice for all investment property owners.
Do not give exclusive marketing rights such that there needs to
be splitting of agency commissions if you want full
exposure and early closing.
Alternatively, you can give exclusive marketing agents a
management fee but you pay the full commission and advertising
fees.
To make money, you want early occupancy. Open your units
to all rental realtors and get the occupancy rate 100%.
A different strategy was used for Avalon during its early
completion stage.
A realty company was
appointed as managing agent and given 80% instead of the
industry's standard 100% agency commission. On co-broking,
the rental realtor with the client gets 40%.
Another success story is The Lotus Sanctuary at Coronation Drive
West. The Developers paid full agency commission to any
realtor who brings in the tenants. The employees are available
for house-viewing (during office hours). All the
semi-detached were rented at rentals desired by the Landlord in
less than 6 months.
A similar successful strategy by the Developers of Nassim Woods
ensured favoured recommendations and viewings from realtors with
tenant clientele.
What impact has this on the individual private first-time
landlord?
Obviously, you should pay attention to marketing your own
investment condo and pay full commission.
Try not to economise by paying full commission less stamp fees
and your "Straits Times Advertisement fees". You just give
yourself a bad reputation and lessen your chance of being a
favoured Landlord to bring properties to view.
If you don't have time, get somebody to open the unit for
viewing and pay that somebody (a friend or an agent) a
reasonable managing fee.
Get all rental realtors in Singapore to want to bring their
prospective tenants to view your apartment, to put you on the
list of house-hunting schedule. Bring the tenant to step
into your apartment.
P.S.
This strategy applies to sales as well. There are experienced
developers who still engage exclusive marketing agents for the
sale of their properties. They give a very small percentage
(0.3% instead of 1% industry's standard commission) to the agent
who then tries not to co-broke.
For the outside co-broking agent, in one case in 2005, selling 3
roof-top penthouses facing Sentosa, worth $5 million, the
commission earned was $7,900. Obviously, this is not much
of an incentive to recommend any buyer.
You still have to spend money to advertise your
apartment in the newspaper or the internet, as this creates
market awareness that you have a property for rent.
n conclusion, to rent faster from 2005 onwards, owners of
most Singapore properties will need to market their
properties directly if they wish to secure tenants fast
as there are too many competitors including developers who can't
sell their properties at good prices.
For busy or absentee owners, pay a managing fee and pay
for the Straits Times advertisements and let the managing agent
sell or rent for you - on the condition that full commission is
payable.
Some representatives advertise pay 70 - 80% commission or "high
commission payable" since they don't get any money from the
owners or they get a pittance.
References:
Photos of The Lotus Sanctuary, United Engineers Square, Orange
Regency
Nassim Woods
OWNERS:
E-mail
judy@asiahomes.com or tel: +65 9668-6468 your property
particulars to us, if you wish to rent or sell. |
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SINGAPORE CONDOS
FOR RENT |
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239. Dec 10 02. Horizon Towers 4-bedroom rent $4,000 - $6,000 or
sale $1.2M. The Aston, Montana, Mutiara Crest, 7 Claymore Road. |
238. Dec 902. UE Square 4-bedroom 2200 sq ft with balcony
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237. Dec 1 02. 237. CLUNY PARK BRAND NEW bungalows
5+1 6514 sq ft built in
/15150 sq ft $32,000.
5+1 7736 sq ft built in
/16007 sq ft land $35,000 |
236. Pebble Bay 3-bedroom $5,000. 1-bedroom $3,000. |
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235. 3-bedroom Hullet Road condo $4,000. Near Somerset subway.
Pool and gym. Low rise, low density. |
234. 3-bedroom Hullet Road condo $4,200. Near Somerset subway.
Pool. Low rise, low density. New. |
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233. Award winning Conservation bungalow at Geylang, modern
3-bedroom 2300 sq ft $4,000. Security guard 24 hours |
232. Nov 12 02. The Palisade renovated, with large terrace and
sea views, 3300 sq ft $9,500 |
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Subdivisions
(condo & house details) has some of the details of the
advertised condos. |
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Tel: +65 9668-6468,
e-mail
judy@asiahomes.com for viewings |
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ŠAsia USA Realty (Singapore) asiahomes.com
Pte Ltd. Website:
asiahomes.com.
Blk 1002, Toa Payoh Lor 8,
#01-1477,
Singapore 319074, Republic of Singapore
Estate Agents Licence No. L3007306B
Salesperson Name/Registration No. Sing Kong Yuen/R030822Z
Asia USA Realty (Singapore) asiahomes.com Pte
Ltd
Finding Affordable Homes For Expatriates |
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