Tenant advocacy
Occupier-side mandate
We act for the company taking the space. Landlord leasing targets do not shape the shortlist we put in front of you.
Corporate real estate advisoryTenant-side representationOffice · Shophouse · Business park
Singapore Commercial Office & Regional Headquarters Leasing.
Tenant-side advice across Grade A CBD towers, conservation shophouses, and business parks. From rent-free fit-out periods and service charge caps to URA change-of-use checks and reinstatement terms, we work for the occupier, not the landlord.
Direct advisory
One registered advisor
Every brief is handled personally by a CEA-registered advisor, from the first shortlist to the signed lease and handover.
Cost control
Total occupancy cost
We negotiate rent-free fit-out periods, caps on service charge and after-hours air-con, and fair reinstatement terms.
Statutory checks
URA & SCDF
Approved use, change-of-use needs, and fire safety requirements are checked before you sign a Letter of Offer.
Confidential market scan
Construct Your Corporate Leasing Brief
Tell us the space you need. We'll reply with a shortlist plan across landlord, shophouse, and sublease options, typically within one business day.
Strategic governance
The Four Pillars of Commercial Tenant Advocacy
Listing agents are paid to fill a landlord's space. We work for the occupier, and deal with the standard lease risks before you make a legal commitment.
01
Whole-of-Market Discovery & Subleases
We search across the major landlords and REITs, including CapitaLand, Keppel, Mapletree, CDL, and Suntec REIT, as well as private shophouse owners. We also look for sublease and surrender space that often never reaches the public portals.
Landlord, private owner & sublease options
02
Lease & Financial Terms
We negotiate rent-free periods for fit-out, caps on after-hours air-con and service charge increases, stepped rents, and the right to sublet or assign, so the lease can flex as your team changes.
Fewer hidden operating cost increases
03
Reinstatement & Make-Good Terms
Most Singapore commercial leases require you to return the premises to bare or original condition when the lease ends, which can be a large cost for a fitted office. We agree the reinstatement scope up front, negotiate the option to leave fit-out in place, and record the handover condition.
Pre-agreed handover conditions · Deposit protection
04
URA Use & SCDF Fire Approvals
We check the approved use of the space with the Urban Redevelopment Authority (URA), flag where change-of-use approval is needed, and confirm fire safety and floor loading requirements with your fit-out contractor for heavy equipment.
Pre-lease checks · SLA title search on the landlord
General information only, not legal advice. Approval requirements depend on the property and your business activity; confirm with URA, SCDF, and your lawyer.
Submarket intelligence
Singapore's Prime Commercial Enclaves
Typical occupiers and landmark buildings across Singapore's main business hubs. Ask for current asking rents on your brief.
Financial epicentre
Marina Bay & Raffles Place
Towers such as MBFC, One Raffles Quay, CapitaSpring, and Ocean Financial Centre, with direct MRT links.
Global banks, insurers & sovereign funds
Tanjong Pagar & Anson
Newer towers including Guoco Tower, Frasers Tower, Capital Tower, and Twenty Anson, close to the port and CBD.
Big tech, fintech & commodity trading
Heritage prestige
Telok Ayer & Amoy Street
Two- to three-storey conservation shophouses with their own entrance, signage, and character, minutes from Raffles Place.
Family offices, hedge funds & VCs
Tech & R&D
one-north & Science Park
Business park campuses including Fusionopolis, Biopolis, Mediapolis, and Singapore Science Park.
Biomedical, deep tech & AI teams
Transaction playbook
Typical Commercial Leasing Scenarios
How we approach three common occupier situations. These are illustrative examples, not individual client results.
Office expansion at Marina Bay
Challenge: a landlord's standard lease with fixed rent escalations and few protections for the tenant.
Our approach
Negotiate a rent-free fit-out period, cap service charge increases, and agree the reinstatement standard before signing.
Aims to protect: base rent & fit-out budget
Heritage shophouse headquarters
Challenge: conservation rules, a possible change of use, and open-ended make-good clauses.
Our approach
Check the approved use with URA before committing, confirm the electrical load with the fit-out contractor, and cap the reinstatement liability in the lease.
Aims to protect: reinstatement cost
Regional office restructuring
Challenge: a multi-floor lease with little room to shrink if headcount changes.
Our approach
Negotiate early break options, the right to sublet part of the space, and assignment rights within the group.
Aims to protect: flexibility if plans change
Expat-SG Team
Residential & Commercial Advisor
Advises relocating companies, founders, and family offices on office, shophouse, and business park space, from shortlisting and lease negotiation to handover.
Cross-timezone briefing calls
- SingaporeSGTBusiness hours
- LondonGMT / BSTYour morning
- New YorkETBy appointment
London mornings overlap with the Singapore afternoon. Tell us your preferred time in the form or on WhatsApp.