The Thrill of Luxury Living Awaits at The Continuum

Get ready to be amazed by The Continuum at Thiam Siew Avenue, a dazzling freehold housing complex poised to become the most sought-after residence in the East of Singapore! Developed by industry legends Hoi Hup Realty and Sunway Developments, this sprawling 269,995 sqft property boasts 816 state-of-the-art condominium units, ranging from lavish one-bedroom suites to luxurious five-bedroom units! With a stunning range of amenities to explore, The Continuum is the ultimate expression of contemporary living in Singapore!

The Continuum condo day shot

Located in the heart of District 15 along Thiam Siew Avenue, The Continuum is surrounded by some of the best schools in Singapore, like Kong Hwa School, Tanjong Katong Primary School, and Haig Girls’ School. Meanwhile, the Dakota MRT and Paya Lebar Interchange are just a short walk away, with essential amenities like the PLQ Mall, Singpost Centre, Paya Lebar Square, and KINEX located nearby!

The Continuum is slated to receive its Temporary Occupation Permit (TOP) in 2027 and comes with freehold tenure, with the formal legal completion date earmarked for 2030. The land on which The Continuum is built was sold for a cool S$815 million to a joint venture of Hoi Hup Realty and Sunway Developments, with the land price of the 2.45 ha site with a plot ratio of 2.8 translating to around S$1,488 per square foot per plot ratio (psf ppr), factoring in an expected development fee of S$284 million. Once the 7% bonus on balconies is added, the land rate soars to roughly S$1,440 psf ppr. Excitingly, future condominiums on this property might fetch between S$2,400 and S$2,630 psf based on the land rate of S$1,440 psf ppr.

The Continuum is an exceptional development located in the heart of Katong, where the charm of the area and the liveliness of the East Coast merge seamlessly. The property has abundant recreational activities, shopping malls, culinary delights, top-ranked schools, and facilities.

Residents can rest assured that their children’s education is in good hands, with Kong Hwa School, Tanjong Katong Primary School, and Haig Girls School nearby. With its proximity to Dakota MRT and Paya Lebar Interchange, residents can enjoy seamless connectivity. The upcoming Tanjong Katong MRT on the Thomson East Coast Line will also be a stone’s throw away, perfect for weekend get-togethers!

The Continuum condo’s link bridge

Not only that, but The Continuum offers professionally developed amenities that cater to people of all ages. From a high-tech gymnasium to fully equipped BBQ pits, the development has it all, providing full family entertainment. Relax and unwind in the tranquil haven of Katong. As if that wasn’t enough, there’s also a swimming pool and a gym for residents.

Healthcare is also a top priority at The Continuum. Parkway Health, with facilities in Singapore, Malaysia, China, and India, provides residents easy access to healthcare services.

On top of that, The Continuum is conveniently located only a few minutes walk from transit hubs like Paya Lebar Interchange MRT Station (East-West and Circle Lines), Dakota MRT Station (Circle Line), and Mountbatten MRT Station (Circle Line).

Your dream home awaits! Nestled among lush greenery, The Continuum offers private amenities surrounded by beautiful foliage. With a Central Garden full of blossoming flowers, rustling leaves, and fluttering butterflies, you’ll be able to connect with nature like never before. Whether you practice mindfulness meditation or tai chi, you can relax and centre your mind, knowing that holistic well-being is the cornerstone of a happy and fulfilling life.

But it’s not just the surroundings that will enhance your lifestyle. The club’s wellness-focused amenities will help you care for your well-being. The opulent Spa Garden will immediately elevate your mood, and the verdant surroundings will calm your senses. Located on Thiam Siew Avenue in District 15, The Continuum is incredibly accessible, with Nicoll Highway just a quick 14-minute route to Shenton Way.

Foodies will love the many options available, from the Old Airport Hawker Centre to Dunman Food Centre and the numerous eateries along Katong and Joo Chiat. And for those seeking a relaxing break, trendy cafes line Katong and the Paya Lebar district.

The Continuum’s prime location means entertainment options surround you. Popular malls such as City Plaza, Kinex, Paya Lebar Quarters, Singpost Centre, and Paya Lebar Square are just a short walk away, while Parkway Parade and I12 Katong are just a bit further out. Prepare to be amazed at The Continuum condo!

AMO Residence, the perfect condo for nature lovers

AMO Residence is a perfect choice for all those who want to live amidst greenery and excellent amenities.

AMO Residence features 2 blocks of 25-storey.

Located conveniently near the Bishan-Ang Mo Kio Park and within short walking distance from the Mayflower MRT station (Thomson East-Coast Line), this condo has all it takes to live a luxurious lifestyle. Living in this area promises a life of indulgence coupled with easy access to essential features like offices and schools, malls, and parks. It has been thoughtfully designed so that it can cater to the needs of all its residents, be it the office-goer, the student, the housewife, or the elderly. It has something for everyone.

Jointly developed by prominent developers Singapore Land Group, Kheng Leong Company, and UOL Group, it will host around 372 private housing units spread across 2 blocks of 25-storey. All the housing units will be built using essential amenities and facilities that promise the residents a life that promises to blend adequate facilities and relaxation. This venture brings forth the potential of a plush modern lifestyle and is surrounded by nature and greenery. Each flat is fitted with high-quality fittings and other prominent features that impart a classic and elegant look.

The location is very well-connected with the help of many adjacent expressways and roads. It offers a convenient location and easy access to critical surrounding regions like the Woodlands Regional Centre, the Central Business District, and not to mention the East Coast Region. Besides this, reputable schools like Mayflower Primary and Secondary School, Eunoia Junior college, and CGIJ Our Lady of Good Counsel is close, making this condo’s location all the more desirable.

Easy access to shopping malls like Thomson Plaza and the Ang Mo Kio Hub is a huge plus, especially for residents with families. The condo is situated close to Ang Mo Kio Hub and Thomson Plaza, which provides a wide range of shopping experiences and is a favourite with almost everyone, the young and the old, the ladies and the children.

And of course, the lush green landscapes of the Windsor Nature Park and the Bishan–Ang Mo Kio Park are most welcoming and refreshing after the hectic routine of office or school. Besides, it is also an excellent choice for investors who want to invest in something of importance and practical value.

Health is the most important thing. Residents of AMO Residence are lucky for they have easy and quick access to comprehensive and specialist Healthcare services and their products as per their requirements, be it physical or psychological. Ang Mo Kio Polyclinic, Healthpath Medical Clinic, Surgery, SATA CommHealth Ang Mo Kio Medical Centre, Ang Mo Kio-Thye Hua Kwan Hospital, etc., are prominent healthcare centers.

Overall, the upcoming AMO Residence condo offers the most convenient Residential apartments with all the conveniences and amenities required for a good quality lifestyle.

A Quick Review of Singapore’s Piccadilly Grand condo at Northumberland Road

The upcoming Piccadilly Grand condominium at Northumberland Road is designed by CDL and MCL Land, two of Singapore’s most recognized and significant real estate developers. Piccadilly Grand’s developers are widely recognized and among the best in Singapore due to their considerable knowledge. Piccadilly Grand is the most current in a long line of luxurious houses that the developers have created.

Photo of Piccadilly Grand. Source:

Piccadilly Grand’s high cost draws customers seeking to invest and those craving a lavish lifestyle. With CDL and MCL Land, be assured that the units in this development are of the highest quality.

Piccadilly Grand is a newly launched condo development with 407 luxurious residential units in Singapore. In the real estate market, the developers have an immaculate reputation. Units of Piccadilly Grand range from 1 bedroom for singles to 5 bedrooms for big families.


The developers’ efforts resulted in developing Piccadilly Grand at a convenient location for future residents. The condominiums are within walking distance of Farrer Park Primary School, Stamford Primary School, and St. Joseph’s Institution Junior. Close to the condominiums are, among other amenities, stores and parks. Farrer Park MRT station is at the doorstep of Piccadilly Grand. All of these facilities are within proximity to the luxury residences. The developers’ superior work sets them apart from the competition.

Due to its closeness to the North-East Line, which Farrer Park MRT Station is on, and its placement opposite the station, it is easily accessible. They are permitted to utilize the North-South Line to access the Circle Line. There are several restaurants, shopping complexes, and other attractions within proximity to the site. In addition, there are several options for food and entertainment. The commercial space on the first floor, which may include retail businesses and food and beverage (F&B) establishments, will make it fun and convenient for residents and tenants to get their essential daily items.

Within minutes, you may reach Farrer Park MRT station and Farrer Park Hospital. Close to Piccadilly Grand are large retail malls like Mustafa Centre, City Square Mall, and the Little India Historic District. The location, which is located at the crossroads of two major highways, can accommodate 407 homes.


Near Mustafa Centre, Tekka Place, and Tekka Market are several restaurants and shops. Little India Historic District and Pek Kio Market & Food Centre are placed near one another. Several educational institutions in the region, including Farrer Park Primary School and St. Joseph’s Institution Junior.

When surrounded by such rich vegetation, it’s easy to forget you’re in the middle. The quiet location of the amenities protects your privacy.
A variety of facilities are provided for your enjoyment on the landscaped terrace. There are various seating options in the yoga, chill-out, and relaxation zones. The spa pool and waterscapes will suit your active lifestyle. At the Corner, adults may exercise, and children can play on the playground, allowing for a healthy and active lifestyle. The house is where happiness begins, and because of the profusion of vegetation, everyone can experience the home’s delights.

GLS Winning Price

On the 94,001 square foot land of Piccadilly Grand, 407 residential apartments will be constructed. On the plot, there will be 1,500 square meters of commercial retail and dining space and access to the Farrer Park MRT station.

In addition, the Piccadilly Grand Condo is reasonably priced for you and your family. Maximus Residential SG and Maximus Commercial SG, joint-ventured between City Developments Limited (CDL) and MCL Land, ranked first with a bid of SGD$445.9 million. This was the winning bid, which was only 5.7% more than the second-highest offer of $421.9 million.

In conclusion

Based on the experience of the building’s developers, Piccadilly Grand offers a good variety of 1- to 5-bedroom flats in 3 blocks of 23-stories high. Commercial retail space and the Child Care Center will occupy the bottom floor of Piccadilly Galleria. With 407 residential units and extensive residential common facilities, Piccadilly Grand is one of the most significant new constructions in the Farrer Park area.

Thomson Three condo and its excellent location makes it a rare gem in the resale market

Thomson Three, due to its unique location and identity, is beautiful for those looking for the necessities of life at their doorsteps. It is located in the heart of the Thomson area of Singapore. This blog will explain the road accessibility from the city toward the tower and the amenities available in the neighbourhood. In other words, I will explain the best routes available to reach this spectacular site.

Location of Thomson Three condo. Photo from

Mass Rapid Transit & Road Connectivity

Singapore has one of the best mass rapid transit lines systems in the world. Thomson three is connected by three central mass rapid transit lines of Singapore like Upper Thomson MRT, Marymount MRT, and Bishan MRT. The Upper Thomson MRT is on the Thomson East Coast Line (Brown). If you are living anywhere along this line, you can use this mass rapid system to quickly reach Bright Hill Drive.

Thomson East Coast line stations. Photo from

There are a total of 32 stations along the Thomson East Coast Line, starting from Woodlands North to Sungei Bedok. Currently, 9 out of the 32 stations are opened to public, providing residents a quick link between Woodlands and Upper Thomson. Upper Thomson Station is the eighth point linked with this line system. If you are living in Woodlands North or anywhere close to that area, get your car and drive via this road. It will take 10 to 15 minutes to get there.

The Marymount MRT station, located on the circle line, connects these marvellous towers to the rest of Singapore. People who are living along Bishan MRT, commonly called North-South Line, can utilize this line system.

If you don’t want to travel via MRT, the bus is the second-best option for you. You can easily access the location by taking buses traveling on routes 52, 132, 162, 163, 165, 166, 167, 410W, 855, and 980.

Amenities in the Neighbourhood

Let’s discuss the amenities around Thomson Three because it directly affects the life of the people. The first thing that is important to the parents about the children is their education. Most of you don’t want to shift your residence because the schools in your neighbourhood provide the best education available in the city. It doesn’t matter you are comfortable in your house or not, but you are sacrificing for the better future of your child.

You don’t have to worry anymore about your child’s education because, in the vicinity of these towers, international standard schools with all the modern facilities are present. These schools include Bishan Park secondary school, AI tong school, Schoolhouse@CABSY, Childcare centre, Peirce Secondary School, and Sunny Bunny Montessori Infant, etc.

The presence of the Childcare centre and Sunny Bunny Montessori Infant have solved the problem of the working women. Apart from schools, it is very close to restaurants like Shanfu Food Center, Sembawang Hill Food, and Thomson Longhouse. These towers are of great attraction because of the presence of parks linked with reservoirs like Bishan and MacRitchie reservoirs. If you are health conscious, it will serve as a place where you feel close to nature.

Perfect Ten, an award-winning condo in Singapore.

Perfect Ten Condo benefits from being near Bukit Timah Road, one of Singapore’s longest highways. Residents of the Japura development’s up-and-coming high-end condos are only minutes from the central business area and other regions of Singapore. The new condos will have convenient access to the MRT station through Canberra Drive, and residents of Perfect Ten will be able to stroll to the Newton and Stevens MRT stations.

Shopping and other retail activities are plentiful, and locations such as Orchard Shopping Belt and Novena’s Specialty Shopping Mall are interesting. All major retail malls within a 5-minute drive, including Novena Square, Velocity, and City Square Mall.

Shopping Mall

United Square Shopping Centre is located 117 meters away, while Goldhill Shopping Centre is located 1.19 kilometers away. There are just one or two stops for journeys to Orchard Road and the Central Business District (CBD). Without one or two stations, there is no way to access places in the retail belt from Orchard Road or the CBD.

Orchard Road’s glittering retail area and entertainment and nightlife sector are just a 5-minute drive and one rail station away. Residents may shop and drink a quiet cup of coffee weekly at quieter locations such as Balmoral Plaza, a ten-minute drive away. Newton DT11 / NS21 residents are only one station away from Singapore’s Orchard Shopping Belt.

Bukit Timah is within walking distance to the UNESCO-listed Singapore Botanical Gardens and a range of eateries, cafés, and retail complexes. The area is home to a diverse range of cafés, restaurants, and retail establishments north of Orchard Tanglin, south of Bukit Timor Road, and east of the Newton MRT station, which continues west to Upper Bukit Timor and Clementi Road. The neighborhood is conveniently located, since it is home to many condos, house plots, and private building projects.

The complex is lushly landscaped, with vistas of Bishan Park, Central Catchment Nature Reserve, Lower Peirce Reservoir, and Singapore Island Country Club. Perfect Ten is a condominium situated on Barker Road, one kilometer from the Anglo-Chinese School, the Anglo Chinese School Primary, and the Singapore Chinese Girls School. The urbanization has excellent access to main transportation networks and is located near business and retail areas.

Located at Bukit Timah

The development is centrally situated in the tenth district. Perfect Ten is a condominium development situated in District 10, 325 Bukit Timah Road, with panoramic views of the city to the south and the central catchment region to the north.

The Rochor Green Corridor, located approximately 1.1 kilometers south of Bukit Timah, runs parallel to the Bukits Timah Canal. Perfect Ten condominiums provide a continuous route for cyclists and pedestrians to Jurong Lake Gardens, Singapore Botanic Gardens, and Gardens by the Bay, Singapore’s three major national gardens.

Nature enthusiasts will appreciate the Perfect Ten Condo’s proximity to the Singapore Botanical Gardens and the Bukit Timah Nature Reserve. Perfect Ten is an unique condominium development situated in Bukit Timah’s renowned District 10. The condominium is situated in a premium enclave of private flats, plots, and residential projects in the 10th district of Singapore. District 10 is known as a premium area and is favored by Singapore’s wealthy and affluent.

Perfect Ten Condo is a new luxury residential development in Singapore’s District 10, located in the Bukit Timah neighborhood. A subsidiary of Cheung Kong purchased the building at Bukit Timah Street for $401.9 million with the intention of transforming it into a stunning development for those seeking to live in the prestigious area.

Perfect Ten Condos is situated in premium district 10 on Bukits Timah Road, one of Singapore’s most desirable locations, and is targeted at the ultra-luxury sector of the residential market. The project will include 230 unique residential apartments in a 24-story high-rise structure and will have first-class facilities often associated with Singapore’s high-end condos.

The Perfect Ten is a new condominium development in Bukit Timah’s Prime District 10, which is anticipated to attract many prospective investors due to its prominent location. With a rising population of well-behaved city residents and close proximity to supporting workplaces, medical facilities, schools, hotels, and amenities, properties such as Perfect Ten are anticipated to become some of Singapore’s most desirable locations.

Perfect Ten benefits from excellent positions and views, with the Bukit Timah Reserve just 100 metres from the main road. The reserve’s rich green and natural environment creates a one-of-a-kind development that offers residents seclusion uninterrupted vistas.

Making sure every inch of space is used

The developer of Perfect Ten Condo on Bukit Timah Road are squeezing every ounce of luxury living out of the building. Perfect Ten is a strategic residential location that provides its residents with assured insulated breadth and independence inside a 24-story residential structure comprised of condos. The apartment is in the capable hands of Japura Development Pte Ltd, a firm affiliated with Hong Kong tycoon Li Ka-shing, who is 91 years old.

It is a prominent international corporation and one of Hong Kong’s biggest property developers, with a sizable portfolio in mainland China and a significant presence in Singapore and the United Kingdom. It invests in well-known real estate developers, including Japura Development, a Li Ka Shing’s CK Asset Holdings subsidiary. Star Kovan, a new luxury condominium in Singapore, is a recent build.

If a mall does not immediately draw your attention from the exterior, it is a shopping heaven and one of the finest in Singapore. A short walk from the Ion Orchard Mall via the MRT station, your future Perfect Ten provides convenient access to all your shopping requirements. Square 2 Square 2 is Singapore’s first Korean-themed retail complex, with over 200 speciality and food shops.

Singapore resale condo volumes rebound in July. New launch condo is still a better buy.

As the supply of new homes remains limited and more homeowners turn to the private resale market, resale prices will continue to rise in the coming months, according to Chris Tan, senior president of research at Propnex and Orangetee analysts attributed the loan to a limited supply in order to encourage homeowners to sell, which will keep prices high in the coming months.

While the volume of condo resales decreased in June, the average over the last 12 months was 1,406 units higher than the monthly sales in June last year and February this year, according to Nick Chan, research director at Bi Singapore. According to SRX data, June transactions were 1,984 percent higher than a year ago and 839 percent higher than the five-year average for the month. In June, OCR (237 percent RCR) and CCR combined to account for more than half of the resale volume.

Despite a decline in condo resale transactions in June, The Sun discovered that the last 12 months between June 2020 and February 2021 had the highest monthly sales average of 1,406 units. She added that resale had recovered this month as restrictions were eased and people rushed to conduct business in advance of the autumn’s Hungry Ghost festival. The SRX data indicated that transactions were 1,984 percent higher than in June of last year and 839 percent higher than the month’s five-year average volume.

Due to the pandemic, June sales figures are comparable to June sales of new homes. There were no restarts in June, with buyers purchasing units from previous launches.

Resale prices increase as transaction decreases

Resale prices for non-owner occupied homes increased more slowly in June, as transaction volume fell for the second consecutive month as a result of stricter COVID 19 measures. Fears of losing the majority of buyers could result in an increase in September property transaction volumes, especially if the Christmas period is a hungry specter. Following a brief return to phase two in June, slow sales volumes decreased to 1,727 in June from 1,510 in May.

Condominium resale prices increased 0.1 percent month over month in June, following a 0.9 percent increase in May, according to SRX’s flash data (July 13). Prices in the central core region increased by 6.2 percent, while prices in the rest of the central region and on the outskirts of the city increased by 6.5 percent. In June, resale prices increased 6.8 percent year over year across all regions.

2nd Quarter 2021 – New launch transaction Increase

The Urban Development Authority (URA) announced on 15 July that developers sold 998 new private housing units in June 2020, more than doubling the number of new condominium units sold in May. According to URA data released on Wednesday (July 15), 99.8 units (excluding executive condominiums (EC)) were sold in June, up 10.5 percent from 487 in May. The 998 units sold in June – the second highest quarterly total – bring the total number of “new condos” sold by developers to 1,762, up 277 from the 487 units sold in April and May.

Along with the city’s peripheral projects, the rest of the Central Region (RCR) saw a significant month-over-month increase in buyer activity. Indeed, the RCR accounted for 430 of the 998 new homes sold in June, with Parc Esta (82 units), Stirling Residences (74 units), and Jadescape (56 units) topping the list.

The highest price paid for a resold condo last month was $19.8 million for a Sculptura Ardmore condominium in the 10th district. City Fringe has listed a $5.7 million condo in Kim Tian Road’s Regency suite.

By the end of June 2021, the average price of a resale condominium was £1,355. It was $1,421 per square foot in June 2020, compared to an average of $1,699 for new homes, a 17.8 percent difference.


This is determined by comparing the current transaction price of a unit to its previous transaction price. Take note that this disparity exists because of the high proportion of lower quantum and higher square foot units, such as those in Project M and Irwell Residences. While this is not the most accurate assessment because it is dependent on the prices of the new projects launched this month, it does illustrate the gap.

HDB Transaction Fall Month to Month

In August, HDB resale prices fell 0.7 percent month on month, reversing a slight increase in July and delaying the market’s recovery. According to the latest flash figures from SRX Properties, resale prices fell 0.2 percent year over year in August. August’s overall price decline resulted in a 0.4 percent and 1% decline in home prices for mature and immature properties, respectively.

SINGAPORE, 15 JULY 2021 – In general, new home sales in June 2021 decreased from the previous month, as developers delayed new home launches in response to the heightened alert period’s phase 2 security measures from 16 to 13 June 2021. Singapore’s resale prices for privately owned homes increased at a slower pace in June, as the number of transactions fell for the second consecutive month as a result of stricter COVID measures.

In June 2021, developers sold 875 new homes (excluding condominiums), a decrease of 2.6 percent from the previous month’s 892 units. In June, new home sales decreased by 1.27 percent to 996 units from June 2021, when the economy began a two-month circuit breaker (April 7, 2021 — June 1, 2021).

In May, new private home sales in Singapore declined as a result of new COVID-19 regulations.

In May, there were significantly fewer new private residences for sale in Singapore than in April, following the implementation of Phase 2 (Heightened Alert) regulations.

In May, developers sold 891 private residential units, excluding executive condominiums, according to the URA.

Sales decreased by 29.7 percent during the period when Singapore was experiencing its “circuit breaker” or disruption. However, this represented an increase of 83% over the previous year, when Singapore was in its “circuit breaker” period.

Outside Central Region led new home sales in May with 401 units sold, followed by the Rest of Central Region with 299 units sold and the Core Central Region with 191 units sold.

We have seen a decrease in sales as a result of the Phase 2 Heightened Alert measures that began on May 16. During this time period, viewers were only permitted to view a film once.

New measures were implemented in response to an increase in virus infections, such as prohibiting groups of two or more people from viewing properties (such as salespeople).

A year ago, during the circuit breaker period, the decline in sales volume was only 25%.

“Increased Alert had no discernible effect on sales. The industry may have benefited from the use of virtual viewings in terms of revenue retention by being more prepared for disruption.” Mark Yip, CEO of Huttons Asia, stated, “

Without restrictions on showflat viewing, Mr. Yip asserts that sales in May would have been “significantly higher.”

According to Ms. Sun, sales performance improved this year because property developers and sales agents were better prepared to maintain business continuity in the face of increased restrictions.

Five of the top five most sold projects in May were located in Bern, with One Bernam topping the list with 83 units sold, followed by Treasure in Tampines, Normanton Park in Midwood, and Affinity in Serangoon.

According to May sales figures, ten units were sold for at least S$10 million each. The most expensive unit in Park Nova was a 548-square-meter 20th-floor apartment that sold for S$34.4 million.

OUTLOOK 3 is activated as part of the Heightened Alert phase.

Sales may resume once COVID-19 restrictions are lifted and Singapore achieves Phase 3 status (Heightened Alert).

I predict that June will see the same number of sales as May, assuming that the loosened COVID-19 measures of up to five in a group translate into pent-up demand that results in actual sales.

Ms. Sun stated that as more restrictions are eased, new home sales may increase.

“There have been a number of HDB owners who have recently sold their flats,” she explained, “which may indicate that upgrader demand will continue to be strong, which will likely help to raise the new sales market.”

How can tenants and landlords resolve fair wear and tear issues with rental property?

SINGAPORE: After seven years staying in Singapore, Ms Ngo was eager to move to Canada with her husband and infant.

However, when they terminated their two-year lease on a rental flat in Singapore, they encountered difficulties with their landlord.

Their landlord withdrew approximately S$2,000 from their S$3,600 two-month deposit for damage to the unit, as well as the expense of thorough cleaning and a prorated agent’s charge.

Among the damage claimed were sink crack lines, tile discoloration, and staining on the kitchen top.

The landlord also mentioned the need to replace the toilet bowl seat, the cooker hood bulb, and repair a toilet light, according to Ms Ngo, who declined to give her full name.

“I was astounded that (the landlord) was so demanding when we handed over,” she told CNA over phone from Canada.

She and her spouse are arguing that several of the concerns are the result of “fair wear and tear.”

Fair wear and tear, according to real estate brokers and attorneys, refers to damage to property caused by normal use of the premises.

This could include worn-out edges on furniture, scratches and marks on parquet floors, curtain colors fading in direct sunlight, and oil and fume stains on a kitchen hood.

“A landlord cannot deduct these costs from the deposit since it is unrealistic to expect the property to be in the same condition at the end of the tenancy as it was at the start,” said Ms Victoria Lee Soo Pin, a counsel at IRB Law.

She noted, however, that damage such as a burned or badly discolored carpet, a misplaced key caused by an overflowing bathtub or sink can be recovered from the deposit.

If a dining chair is “irreparably broken” as part of a set, the landlord can claim the cost of replacing a single chair, Ms Lee said. However, the landlord cannot demand the full cost of the set.


IRB Law handles approximately 50 to 60 landlord-tenant matters per month, Ms Lee said.

She noted that common difficulties include landlords refusing to refund lease deposits for issues such as broken things and odors in the residence.

“In fact, we see more instances of genuine damage when equipment such as the air conditioner, washing machine, or television breaks down during the tenancy,” she explained.

Cleaning is another frequent source of contention, as it can be a “subjective problem,” she added. “Some cases of normal wear and tear might be enhanced by a thorough cleaning.”

Ms Lee observed that tenancy agreements typically include a clause requiring a property to be cleaned to a professional quality upon a tenant’s departure. While this quality may vary depending on the original condition of the home, it generally entails cleaning to a “very high degree,” she explained.

When tenants return a property, they should submit a comprehensive invoice from the cleaner to demonstrate that the place has been cleaned, Ms Lee added.

Occasionally, tenants misunderstand their obligations, according to Ms Lee. For example, tenants are often responsible for changing light bulbs once they vacate the premises.

In terms of landlords, some believe they can spend the tenant’s security deposit to undertake general repairs.

“The deposit is the tenant’s property and should be repaid at the end of the term. Deductions from tenancy deposits should be negotiated and agreed upon by both parties,” she explained.


Ms Ngo stated that she investigated the house prior to moving in, but “not as thoroughly” as it came empty.

“In the past, I’ve frequently had issues with the landlord’s furniture. I’ve never had an issue with the wall, toilet, or sink… As a result, I wasn’t paying close attention because the unit arrived empty,” she explained to CNA.

She also did not snap many shots, as the subjects “weren’t obvious” or were not subjects she generally paid attention to. As a result, she lacks photographs of the objects or issues in dispute with her landlord.

Disputes over reasonable wear and tear are a “regular occurrence,” according to Propnex chief executive officer Lim Yong Hock. “It’s a regular occurrence, particularly if they weren’t extremely specific at the time of handover.”

At the point of handing over, there are basically two reports, according to KnightFrank property agent. The condition report should be as detailed as feasible and accompanied by photographs.

When tenants move in, it is recommended that they snap numerous photographs and email them to the landlord to ensure the landlord acknowledges the condition.

Tenants should promptly report any incidents that occur during the lease, he stressed.

It is also critical for tenants, landlords, and brokers to establish realistic expectations for potential damage, according to Mr Yeo.

He mentioned, for example, a frequent disagreement over walls with scuffs near electrical switches. Certain landlords may require renters to repaint an entire wall or perhaps the entire house.

“So it’s best to specify this at the start of the tenancy agreement – regarding the walls, do you need me to repaint the entire space or can I return it to you with a few scuffs?,” Mr Yeo explained.

He provided another illustration of parquet flooring. Period certain flaws are to be expected after a while, some landlords may demand the floor to be in “showroom condition,” he explained.

Chemical cleaning of air-conditioning units may also be a point of contention.

“Perhaps it is beneficial if everyone creates a checklist and states that these are all the potential problems; we should clarify,” he remarked.

The leasing agreement should include a summary of crucial points to ensure tenants are fully informed, according to Ms Lee. “The tenants should understand what they are and are not permitted to do.”

Additionally, she continued, a competent property agent should educate tenants on what constitutes misuse.


When Ms Ngo and her hubby received the damage charges, they attempted to explain the situation to the agent by stating that certain materials were more stain-prone.

She stated that despite their attempts to negotiate a share of the costs, particularly for wear and tear, the landlord was adamant in his refusal to budge.

Ms Ngo then informed the agent that she had retained a third party to mediate and that they would pursue the matter through the Small Claims Tribunal.

“From that moment forward, he ceased any contact with us. He never read any of our WhatsApp messages, which served as our sole mode of communication. When we attempted to contact him via WhatsApp, he did not respond,” she explained.

Mr Lim of Propnex asserts that agents are not obligated to mediate issues between renters and landlords.

“According to the CEA (Council for Estate Agents), the agent’s obligation stops when we hand over the premises to the parties,” he explained, adding that such disagreements are typically settled without the agent’s involvement.

Agents may become engaged, however, if renters or landlords write to the authorities to lodge a complaint against the agent, he observed.

According to Mr Yeo’s experience, agents “typically (end up as) the punching bag,” and they will need to manage both parties’ expectations.

What can i do in the event of a dispute?

When renters and landlords disagree, they can file a claim with the Small Claims Tribunal or attempt mediation, according to Mr Yeo.

Agents are unable to assist in resolving conflicts, Mr Lim stated, adding that agents typically send parties to an independent mediator.

Tenants should evaluate many considerations if they disagree with their landlord’s estimate of property damage, according to Ms Lee.

This comprises the property’s age and condition at the start of the tenancy, the duration of the tenancy or lease, and the number of occupants.

For example, wear and tear over a five-year tenancy will be larger than over a six-month tenancy, and a family of five with little children will cause more wear and tear than a young professional couple who are out working the majority of the day, she explained.

If there is damage to the property, the landlord should attempt to repair or clean the item before disposing of it and forcing the renter to pay for a replacement.

When an item needs to be changed, the landlord should avoid replacing it with a more expensive one, as they are not allowed to benefit from it, according to Ms Lee.

“It is the landlord’s responsibility to establish that the renter harmed the object through overuse. This may entail obtaining contractors to determine if there has been misuse and providing a quote to fix the damage,” she noted.

“If the parties remain at odds, see if a third party, such as the property agent who rented the unit, may act as a go-between.”

How Singapore’s housing landscape may change as a result of population changes

SINGAPORE : Experts believe smaller apartments and units with shorter leases will play a bigger role in Singapore’s future housing landscape as it adapts to changing demographics.

According to the last census, the average household comprised fewer people, although the total number of households has increased over the past decade.

This is in response to the increase in complaints about second-hand smoke in the neighbourhood as more people work from home during the COVID -19 pandemic, said Ms Sim Ann, Bukit Timah Division’s grassroots consultant.

The booths will remain on site for at least a year to allow evaluation of their effectiveness. After a Townhall discussion with more than 70 residents from these settlements, the grassroots team decided to continue the trial.

Residents expressed support for the smoking booths, but noted that their design would have to be “more than simple” to be successful, Ms. Sim said.

“Our hypothesis is that smokers would regularly prefer a smoking booth to smoking in their own homes if it was conveniently located and at least as comfortable as the smokers’ home, if not more so. The main obstacle to overcome is the heat during the day, according to a press release from Bukit Timah Constituency Office.

At Trivelis, the smoker’s booth measures about 3 metres by 2.5 metres and is air-conditioned. Smoking Cabin SG designed the unit, which is enclosed and equipped with a filtration system. Similar booths have been used at other sites, including One-North.

The booth at Clementi Ridges is an open-air facility designed by ST Engineering. It measures approximately 4 m x 3 m. It is equipped with a cooling system that runs for 15 minutes at the push of a button.

“It uses extremely sustainable cooling, and we have open ventilation, which ensures a very clean and comfortable environment for users and non-users,” said Gareth Tang, senior vice president of urban environmental solutions for the company.

“The system uses very little energy and produces no waste heat. In fact, it costs only 30 cents per hour to operate and almost nothing on standby,” he added.

According to Ms. Sim, donors have covered the cost of setting up and powering these rooms.

Due to COVID -19 security clearances, each unit can only accommodate four people, and users must cheque in through TraceTogether.

In the Trivelis unit, the smoking booth is equipped with a closed circuit television (CCTV) camera.

Ms. Sim stated that the authorities are prepared to close the units if overcrowding becomes a problem.

This is not the first time designated smoking areas have been tested in public housing developments. Similar pavilions have already been set up in the Nee Soon South constituency for this purpose.

However, the Minister for Sustainability and Environment Grace Fu said in a written parliamentary reply in February that recent observations indicated that such measures had not reduced public feedback on smoking.

Ms Sim said in a press release on Wednesday: “While we cannot predict the outcome of the experiment (designated smoking spot), we need to find a practical solution to reduce the impact of second-hand smoke in residential areas, as long as smoking remains legal in the home.”

Residents interviewed by CNA expressed support for the establishment of these designated smoking areas.

“The design is quite acceptable, and it’s nice to have seating,” said Mr. Palani, a 41-year-old resident who used the shelter Clementi Ridges.

Ms. Carina Low, a resident of the development and a non-smoker, added, “I think it’s a really nice gesture for the neighbours.” Occasionally when my neighbours smoke, I can smell the smoke from my balcony, which is quite irritating.”

Mr Wang, a resident of the Trivelis estate who used the cabin, said the air conditioning was particularly useful on hot, sunny days.

He continued, “I think (the fireproof ashtray) would also help with littering… And it could help eliminate fire hazards.”

Mr. Menezes, another resident, agreed that the device was a “great idea” because it would encourage smokers to refrain from smoking at home.

However, he added: “To attract people, a walkway or shelter would be ideal when it’s raining – but that might be asking too much!”

Asked if these booths could be extended to other settlements across the island, Ms Sim, who is also Senior Minister Permanent Secretary for National Development, said the results of the trials would have to be studied first.

To this end, the Ministry of Sustainability and Environment will work with Temasek Polytechnic to evaluate the effectiveness of these designated smoking points.

“I see this as another possible way to address the problem of secondhand smoke… However, I believe that this is not something that can be decided by a single authority and needs to be discussed,” Ms Sim said.

She added that metrics such as usage rates and complaints about secondhand smoke could be tracked.