Private client residential practice · Tenant & buyer advisory

Singapore Residential Relocation & Acquisition Advisory.

From pre-arrival video viewings and international school bus route checks to SLA title verification and diplomatic clause negotiation. One CEA-registered advisor manages your SG property rental or purchase from brief to handover.

Build Relocation Mandate Priority Desk WhatsApp
Single point of contact
1 Advisor
From first brief to key handover
Diplomatic clause
12+2
Early-exit terms negotiated at signing
Pre-arrival viewings
Live Video
Shortlist homes before you fly in
Statutory title verification
SLA Title
Ownership checked before you pay a deposit

Confidential client intake

Construct Your Relocation Mandate

Set your parameters and we'll reply with a shortlist plan, typically within 2 hours during business hours.

Details kept confidential

Priority anchors
Direct Advisor Assignment Your mandate goes straight to a CEA-registered advisor, never a call centre.

Standard of care

The Four Pillars of Expat-First Representation

Portal listings are written to let or sell a unit. We act for you, the tenant or buyer, and check the physical, family, and legal fit of a home before you sign.

Pillar 01

Pre-Arrival Video Concierge & Unit Checks

Many executives commit to a lease before landing in Singapore. We run live video viewings that cover every room, not just the angles in the listing photos.

  • Noise & construction check: we note nearby MRT works, construction sites, and en bloc activity that could affect your stay.
  • Sun orientation: west-facing units get strong afternoon sun and higher air-con bills, so we flag orientation for every shortlisted unit.
  • Condition photo log: timestamped photos of existing defects before you sign, to protect your security deposit at handover.
Pillar 02

Family & Lifestyle Infrastructure Mapping

A beautiful condo doesn't work if the school run takes over an hour. We match homes to your family's daily routine.

  • School bus routes: we check pickup coverage for schools such as Tanglin Trust, UWCSEA (Dover and East), Singapore American School, and Stamford American.
  • Door-to-desk commute: walking time to lines such as the Thomson-East Coast Line and Downtown Line, and travel time to your office.
  • Park connectors & pets: access to the park connector network, and a check of condo by-laws before you bring a pet.
Pillar 03

Tenancy Agreement (TA) Review

Residential leases in Singapore are governed mainly by the tenancy agreement itself, so its wording matters. We go through every clause with you before you sign.

  • Diplomatic clause: commonly structured as 12+2 or 14+2 months, so you can end the lease early if your employer relocates you out of Singapore.
  • Minor repairs & air-con servicing: a clear cap on your share of minor repairs (commonly S$150 to S$300 per item, depending on the agreement) and the servicing schedule.
  • One-sided clauses: we flag unreasonable forfeiture, restoration, and indemnity terms and negotiate fairer wording.
Pillar 04

Foreign Buyer ABSD & Landed Approvals

Buying as a foreigner means higher stamp duty and extra approvals. We walk you through each step alongside your conveyancing lawyer.

  • ABSD & FTA treatment: foreigners pay 60% Additional Buyer's Stamp Duty, but nationals of the USA, Iceland, Liechtenstein, Norway, and Switzerland are treated like Singapore citizens under Free Trade Agreements.
  • Sentosa Cove landed homes: the main landed estate open to foreign buyers, subject to approval from the Singapore Land Authority's Land Dealings Approval Unit (LDAU).
  • Title & caveat checks: caveat searches and recent transaction prices before you sign the Option to Purchase (OTP).

General information only, not legal or tax advice. Stamp duty rules change; confirm with IRAS and your lawyer before you commit.

Curated geographic intelligence

Singapore's Prime Expatriate Corridors

Each district has its own mix of schools, transport, and price per square foot.

Compare all enclaves on a brief
Bright, furnished condominium living room with floor-to-ceiling windows District 09 & 10 Orchard · Tanglin · Ardmore

The Diplomatic & Luxury Epicentre

Close to many embassies, Orchard Road, and the Singapore Botanic Gardens, with bus routes to Tanglin Trust and other schools.

  • Tanglin Trust buses
  • Botanic Gardens
High-rise balcony overlooking Marina Bay Sands at dusk District 01 & 04 Marina Bay · Sentosa Cove

Financial Core & Island Living

Marina Bay towers within walking distance of the financial district, and Sentosa Cove waterfront homes with marina berths.

  • Walk to MBFC
  • Marina berths
Family unpacking moving boxes in a bright new home District 11 & 21 Bukit Timah · Novena · Newton

Verdant Family Sanctuaries

Leafy, low-density condos with larger floor plans, near the Swiss School, German European School (GESS), and major hospitals.

  • GESS & Swiss School
  • Low-density living
Residential blocks reflected in still water at sunset District 15 East Coast · Tanjong Rhu

Coastal Lifestyle & Peranakan Charm

Relaxed living near East Coast Park, with Katong's heritage shophouses and food streets close by.

  • East Coast Park
  • Katong heritage

Advisory in action

How Tenant-Side Advice Protects Real Capital

Three common situations and how we handle them. These are illustrative examples, not individual client results.

Overseas SingaporeRelocation leasing

Executive family arriving before the school year

A family needs a home near their children's international school before term starts, but can't fly in to view.

Our approach

Live video viewings of shortlisted units, school bus route checks, and negotiation on rent, the diplomatic clause, and the minor repair cap before signing.

Protects: rent, commute, and school access

Foreign buyerResidential purchase

US national buying a condo for own use

A buyer assumes the 60% ABSD rate for foreigners applies and is about to walk away from a purchase.

Our approach

We point out that US nationals are treated like Singapore citizens for ABSD under the US-Singapore FTA, and work with their lawyer to confirm the stamp duty before the OTP is exercised.

Protects: stamp duty exposure

Singapore OverseasDiplomatic clause

Employee redeployed mid-lease

An employer transfers the tenant abroad partway through a two-year lease, and the landlord is reluctant to return the deposit.

Our approach

Because the diplomatic clause and notice terms were set at signing, we help the tenant serve proper notice, document the handover condition, and pursue the full deposit refund.

Protects: security deposit

Your advisor

Expat-SG Team

Residential & Commercial Advisor

Moving your family across continents should not depend on the goodwill of an unvetted landlord or a portal agent working for the other side. You get one registered advisor who checks the home, the paperwork, and the people before you commit.

Due diligence standard

  • SLA title search to confirm the landlord or seller
  • Customer due diligence checks on sale transactions
  • No deposits held by your advisor; payments go to the landlord, seller, or their lawyer

Direct channel

Book a 15-Minute Cross-Timezone Consultation

Connect by video or phone to discuss your arrival timeline, school entry windows, and neighbourhood fit.

Direct WhatsApp Line