singapore real estate investment & leasing guide
DESCRIPTION
by Colliers InternationalTRANSCRIPT
Singapore Real Estate Investment & Leasing Guide
Accelerating success.
ContentsGeneral Overview
of Singapore
Singapore Market Overview
Sales and Purchase of Real
Estate
Leasing Practices
4
Socio-Economic Information
Financial System - Role of MAS
Foreign Exchange Control4
3
8
10
7
15
29
13
30
Land System – Ownership and Tenure
Restrictions on Foreign Ownership
Acquisition and Development of Residential Land
Regulatory Framework
Taxation
Units of Measurement
Property Yields
Option to Purchase
Stamp Duty
Financing
34
40
33
45
2013 Edition
1 General Overview of Singapore
General Overview of Singaporea
cb
Socio-economic informationfinancial SyStem – role of maSforeign exchange control
General Overview of Singapore 43 General Overview of Singapore
Socio-economic informationa
715.8(as of 2012)
LAnd AreA (sq km)
5,312.4(as of 2012)
totALpopuLAtion
(‘000)
7,422popuLAtion
density (per sq km)
s$singapore
dollarsCurrenCy
345,560.50(for year 2012)
Gdp At Current mArket priCes (s$ miLLion)
65,047.91per CApitA Gdp
(s$ ‘000)
financial SyStem – role of maS
The Monetary Authority of Singapore (MAS) is Singapore’s Central Bank, which promotes sustained non-inflationary economic growth through appropriate monetary policy formulation and close macroeconomic surveillance of emerging trends and potential vulnerabilities.
foreign exchange control
There is no foreign exchange control on the movement of capital and direct investment in and out of Singapore.
b c
maScentral bankof Singapore
promotes sustained
non-inflationary economic growth
appropriate monetary policy
formulation
close macroeconomic
surveillance
5 General Overview of Singapore
SingaporeMarket Overviewa
d
c
fg
b
e
land SyStem – ownerShip and tenure
regulatory framework
reStrictionS on foreign ownerShip
taxation
acquiSition and development of reSidential land
unitS of meaSurementproperty yieldS
Singapore Market Overview 87 Singapore Market Overview
land SyStem – ownerShip and tenure
Two main types of land tenure granted are: a
•freehold title including Grant in Fee simple and statutory Land Grant.
•leasehold title including 999 years and 99 years, which are the most common term.
A foreign person is defined as someone who is not any of the following:
• Singapore citizen
• Singapore company
• Singapore limited liability partnership
• Singapore society
Any foreign person including Singapore Permanent Resident (SPR) must obtain approval from the Minister of Law through the Land Dealings (Approval) Unit (LDU) to buy restricted properties.
b
•60, 30, 22 and 15-year leasehold titles are also issued for various industrial, commercial and recreational uses.
Generally, the ownership of land and buildings are not separate.
reStrictionS on foreign ownerShip
Restrictions on foreign ownership of private residential property in Singapore are governed by the Residential Property Act, under which restricted residential property includes:
• Vacant residential land.
• Landed property [i.e. detached house, semi-detached house, terrace house (including linked house or townhouse)].
• Landed property in strata-titled developments which are not approved condominium developments under the Planning Act.
Singapore Market Overview 109 Singapore Market Overview
More information on foreign ownership of restricted properties can be found at
Notwithstanding the above, foreign persons or entities may purchase flats or units in a condominium building although purchase of all units in a development is not permitted.
The application will be evaluated on a case-by-case basis. If the approval for purchase is to be granted by the LDU, the said property has to be owner-occupied.
Sentosa Cove A 117-hectare unique waterfront residential enclave located on an offshore island integrated with yachting and berthing facility. It is the only part of Singapore that does not restrict foreign ownership on landed residential properties. Nonetheless, prospective buyers will still need to seek approval from the LDU.
acquiSition and development of reSidential land
This is a requirement under the Housing Developer’s (Control and Licensing) Act.
Licensed housing developers are also subject to the rules made under the Act, namely the Housing Developers Rules and the Housing Developers (Project Account) Rules. These rules provide a framework for fair market practices in the sale of uncompleted private residential properties by licensed housing developers.
Foreign individuals or companies, as stipulated under the Residential Property Act, must obtain in-principle approval from the LDU prior to land tendering and submission, and upon success of their tender bids, must seek formal approval from the LDU.
c
Any developer who intends to carry out a project of more than four units of housing accommodation is
required to obtain a housing developer’s
licence from the Controller of Housing before the
commencement of construction works.
http://www.sla.gov.sg/htm/ser/ser0306.htm
Singapore Market Overview 1211 Singapore Market Overview
Foreign developers are also banned from reselling land. Effective from 12 January 2013, for residential sites released under the Government Land Sales Programme, the foreign developer will need to pay an Additional Buyer’s Stamp Duty (with interest) if the following conditions are not met:
• Complete development and sale of all residential units in the development within five years* of the date of Contract or Agreement to purchase the site.
• Produce the Qualifying Certificate where relevant, and housing developer licence within two years^ of the date of Contract or Agreement.
• Produce proof of piling and foundation works and any demolition
work within two years^ of the date of Contract or Agreement.
• Produce proof of disposal of all residential units in the development within five years*
of the date of Contract or Agreement.
Under the Residential Property Act, housing developers whose shareholders and directors are not all Singaporean are required to obtain a qualifying certificate (QC) from the Controller of Residential Property (CRP) before they are permitted to purchase residential land for development. This is imposed to control foreign ownership of land in the State.
A banker’s guarantee of an amount equivalent to 10% of
the land price is needed to obtain the QC and this may be forfeited if the developer fails to fulfil the QC’s conditions. Under the Act, foreign developers are required to complete building on the land acquired within the prescribed period and sell all project units within two years of obtaining the temporary occupation permit. They are not allowed to rent out unsold units.
Developers whose shareholders and directors are not all Singaporeans need a qualifying certificate (QC) to
purchase residential land for development * In cases where a developer has purchased residential land through a collective sale under the Land Titles (Strata) Act on or after 1 July 2012, five years will commence on the date of the collective sale order granted under the Act.
^ in cases where a developer has purchased residential land through a collective sale under the Land titles (strata) Act on or after 1 July 2012, two years will commence on the date of the collective sale order granted under the Act.
Singapore Market Overview 1413 Singapore Market Overview
regulatory framework
regulatory AuthoritiesThe Urban Redevelopment Authority (URA) is Singapore’s land-use planning and conservation authority. Written permission is required when any material change in building or land is to be made, such as change of use, building erection, etc. with the exception of minor works.
The Building and Construction Authority (BCA) is a government agency that is responsible for the built environment in Singapore, including buildings, structures and infrastructure. The BCA also issues approval of structural plans, Temporary Occupation Permits (TOP) and Certificates of Statutory Completion (CSC).
Land use planningThe permissible land use and density for developments in Singapore can be found in the Master Plan which is a statutory land use plan, guiding Singapore’s development over the next 10 to 15 years. The Master Plan 2008 is the current Master Plan.
development Charge (dC) A DC is levied on the enhancement in land value resulting from the State approving a higher value development proposal, if the development ceiling exceeds the development baseline.
dThe development ceiling is the value of the development proposed for a site and allowed by URA.
With effect from 1 January 2008, development baseline
is defined as the value derived from the use and intensity of the approved
development on the land or use and intensity allowed in
Master Plan 2003.
Revision of DC rates is carried out bi-annually in March and September.
regulatory authoritieS
ura + bca
Responsible for the built environment in Singapore
Land-use planning and conservation
authority
Singapore Market Overview 1615 Singapore Market Overview
taxationChargeable
income rate (%) Gross tax payable (s$)
First s$20,000 0.0 0
next s$10,000 2.0 200
First s$30,000 - 200
next s$10,000 3.5 350
First s$40,000 - 550
next s$40,000 7.0 2,800
First s$80,000 - 3,350
next s$40,000 11.5 4,600
First s$120,000 - 7,950
next s$40,000 15.0 6,000
First s$160,000 - 13,950
next s$40,000 17.0 6,800
First s$200,000 - 20,750
next s$120,000 18.0 21,600
First s$320,000 - 42,350
Above s$320,000 20.0
eDifferential Premium (DP) The Differential Premium DP is a payment charged for lifting the title restriction when there is a change of use and/or intensity.
The determination of DP is based on the published table of DC rates. In addition, where tenure of land is leasehold, the DC rates will be adjusted to reflect the residual tenure of the land. A leasehold table, which expresses the value of the residual tenure as a percentage of freehold value, will be applied to the DC rates to determine the DP payable.
individual income taxOne will be regarded as a tax resident for a particular Year of Assessment (YA) if he/she fulfils one of the following:• Singaporean• Singapore Permanent
Resident who has established a permanent home in Singapore.
• Foreigner who stayed or worked for 183 days in Singapore or more in the previous year (excludes director of a company).
Tax rates for resident individuals for YA 2012 onwards:
individual income tax
Capital Gains tax
Withholding tax
Corporate tax
Goods and services tax
double taxation
15 Singapore Market Overview
property tax
types
source: inland revenue Authority of singapore (irAs)
b
Singapore Market Overview 1817 Singapore Market Overview
Capital Gains taxCapital Gains Tax is not applicable in Singapore. However, if an individual is deemed to be trading in properties, the gains derived from the sale of property in Singapore are considerable as taxable income.
Withholding taxWithholding Tax is applicable when a person is not a tax resident of Singapore and is deemed to be involved in property trading in Singapore. The buyer or the buyer’s lawyer is required to withhold 15% of the sale price to account for the withholding tax and the amount withheld has to be paid to the Inland Revenue Authority of Singapore (IRAS).
Corporate taxGenerally, Corporate Tax is imposed on income of any company accrued in or derived from Singapore and income received in Singapore from outside sources.
The current corporate income tax rate is 17% since YA 2010.
60 and above
below60
tax rebate Capped at
30.0% s$1,500
tax rebate Capped at
50.0% s$1,500
source: irAs
Age as of 31 december 2012
Employment income for non-resident individuals who are foreigners and have stayed or worked for 183 days or less in Singapore in the previous year are taxed at 15% or the resident rate, whichever is the higher tax.
For YA 2013, all tax residents will receive an income tax rebate of up to S$1,500, depending on the age of the resident individual. Details as follows:
17 Singapore Market Overview
Singapore Market Overview 2019 Singapore Market Overview
• A company whose principal activity is that of investment holding and derives only passive incomes such as dividend and interest income.
• A company whose principal activity is that of developing properties for sale, for investment, or for both investment and sale.
tAx exemption sCheme For neW stArt-up CompAnies
The tax exemption scheme for new start-up companies was introduced in YA 2005 to support entrepreneurship and help local enterprises grow. Under this scheme, a newly incorporated company that meets the qualifying conditions can claim a full tax exemption on the first S$100,000 of normal chargeable income,
which is income to be taxed at the prevailing corporate tax rate (excluding Singapore franked dividends) for each of its first three consecutive YAs. From YA 2008, a further 50% exemption is given on the next S$200,000 of the normal chargeable income for each of the first three consecutive YAs.
As announced in Budget 2013, the tax exemption scheme does not apply to the following companies incorporated after 25 February 2013:
Additionally, some companies are entitled to the following tax rebates, exemptions or incentives for YA 2013:
CorporAte inCome tAx (Cit) rebAte For yA 2013 to 2015
As announced in Budget 2013, all companies including Registered Business Trusts, that are not tax residents in Singapore and companies that receive income taxed at a concessionary tax rate are eligible for a 30% Corporate Income Tax (CIT) Rebate of up to S$30,000 per YA for YA 2013, 2014 and 2015.
i ii
Singapore Market Overview 2221 Singapore Market Overview
The tax exemption for new start-up companies on chargeable income of up to S$300,000 is as follows:
exempt Amount
First s$10,000 @75% s$7,500
next s$290,000 @50% s$145,000
total s$300,000 s$152,500
exempt Amount
First s$100,000 @100% s$100,000
next s$200,000 @50% s$100,000
total s$300,000 s$200,000
• have no more than 20 shareholders throughout the basis period for that YA when:- all of the shareholders
are individuals beneficially and directly
holding the shares in their own names; or- at least one shareholder
is an individual beneficially and directly holding at least 10% of the issued ordinary shares of the company.
These companies will be given partial tax exemption.
Moreover, in order for new start-up companies to qualify for the tax exemption, a company that is not excluded from the Tax Exemption scheme must:
• be incorporated in Singapore (including a company limited
by a guarantee).
• be a tax resident in Singapore for that YA.
pArtiAL tAx exemption For CompAnies
Since YA 2008, companies are given a partial tax exemption on normal chargeable income (excluding Singapore franked dividends) of up to S$300,000 as follows:
iii
source: irAssource: irAs
Singapore Market Overview 2423 Singapore Market Overview
double taxationSingapore has Avoidance of Double Taxation Agreements with several countries, which serves to prevent double taxation of income earned in one country by a resident of the other country.
A complete listing of Avoidance of Double Taxation Agreements concluded by Singapore since 1965 can be found at
Properties that do not fall within the definition of residential properties are considered non-residential properties, sale and lease of which are subject to GST.
In addition, a GST concession is available for Singapore Real Estate Investment Trusts (S-REITs) and qualifying Singapore Registered Business Trusts (S-RBTs) listed on the Singapore Exchange to claim GST on expenses incurred for their business and their Special Purpose Vehicles. The GST concession applies regardless of whether they are GST registered S-REIT or S-RBT.
• Vacant land that is zoned “Residential” or “Rural Centre and Settlement” in the Master Plan which will be used for residential development;or
• Residential dwellings and properties, such as serviced apartments, which provide medium- to long-term accommodation as alternatives to residential dwellings.
Residential properties that do not attract GST include:
GST
www.iras.gov.sg
Goods and service tax (Gst)GST is levied on domestic consumption of goods and services which are produced by GST registered businesses or imported into Singapore. The current GST is at the standard rate of 7%, unless the supplies of goods and services are zero-rated.
The sale and lease of residential properties in Singapore as well as financial services are tax-exempt items.
Singapore Market Overview 2625 Singapore Market Overview
• For vacant land and development sites: AV is assessed at 5% of the estimated freehold market value of the land.
• For gazetted hotels: with effect from January 2011, AV of hotel rooms is assessed at 25% of gross room receipts in the preceding year while other lettable areas such as retail shops, food & beverage outlets and function rooms are assessed based on current market rents.
Annual Value (s$)progressive tax
rates from 1 January 2011 (%)
First 6,000 0.0
next 59,000 4.0
Amount exceeding 65,000 6.0
Section 6(6) of the Property Tax Act provides exemption from payment of Property Tax when the Comptroller is satisfied that a building or any part thereof is used exclusively: • as a place for public
religious worship.• as a public school which
is in receipt of grant-in-aid from the government.
• for charitable purposes.• for purposes conducive to
social development in Singapore.
oWner-oCCupied residentiAL properties
Prior to 1 January 2011, owner-occupiers of residential properties are eligible for a concessionary owner-occupier’s tax rate of 4% per year. However, with effect from 1 January 2011, a new progressive three-tier owner-occupier’s tax schedule has superseded the flat 4% tax rate as follows:
property taxProperty tax is levied on the owners of all immovable properties in Singapore in accordance with a percentage of the Annual Value (AV) of the property. The immovable properties include Housing & Development Board (HDB) flats, houses, offices, factories, shops & land.
AV, which is determined by the Chief Assessor, is defined as the estimated annual market rent for which a property may be let, excluding other expenses payable by the landlord such as maintenance costs, insurance and other taxes.
Nonetheless, AV is assessed differently for the following types of properties:
source: irAs
Singapore Market Overview 26
Singapore Market Overview 2827 Singapore Market Overview
• If the property is intended for letting but failed despite reasonable efforts having been
made to secure a tenant in a fair market;
or• If the property is undergoing
repairs so as to make it fit for occupation (repairs do not include renovations, fitting out, alterations, improvements
and additions).
With effect from 1 January 2014, the property tax refund concession on unoccupied buildings will be removed and all vacant buildings will be taxed at prevailing rates.
Annual Value (s$)
progressive tax rates from 1 January 2014
(%)
progressive tax rates from 1 January 2015
(%)First 8,000 0.0 0.0
next 47,000 4.0 4.0
next 5,000 5.0 6.0
next 10,000 6.0 6.0
next 15,000 7.0 8.0
next 15,000 9.0 10.0
next 15,000 11.0 12.0
next 15,000 13.0 14.0
AV in excess of 130,000 15.0 16.0
Annual Value (s$)tax rates from 1 January 2014
(%)
tax rates from 1 January 2015
(%)
First 30,000 10.0 10.0
next 15,000 11.0 12.0
next 15,000 13.0 14.0
next 15,000 15.0 16.0
next 15,000 17.0 18.0
AV in excess of 90,000 19.0 20.0
LAnd And non-residentiAL properties
The property tax rate for land and non-residential properties remains unchanged at 10%.
VACAnt properties
Property tax is payable regardless of whether the property is vacant or occupied. However, property owners are eligible to claim a vacancy refund if the property has been vacant for at least 30 days continuously
or in a calendar month, subject to the following criteria:
In Budget 2013, it was announced that a more progressive tax structure for all owner-occupied residential properties will be in place from 1 January 2014 and 1 January 2015:
non oWner-oCCupied/inVestment residentiAL properties
Currently, the tax rate for let-out residential properties is at a flat 10%. As announced in Budget 2013, non-owner-occupied residential properties with AV above S$30,000 will be taxed at the following new progressive tax rates:
source: irAs
source: irAs
Singapore Market Overview 3029 Singapore Market Overview
prime 60-year leasehold factory (ground floor)
residential (prime district luxury)
prime cbd (orchard road) Strata-titled Shops
office (raffles place grade a)
$Price rent Areas
Quoted in per sq ft Quoted in sq ft or sq m
unitS of meaSurement
Price and rent are typically quoted on a per square foot (per sq ft) basis.
Areas are typically quoted in square feet (sq ft) or square metres (sq m).
f g property yieldS
Property Yields by Sector (2003 - 2012)
0%
1%
2%
3%
4%
5%
6%
7%
8%
9%
10%
Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q42003 2004 2005 2006 2007 2008 2009 2010 2011 2012
source: Colliers international singapore research
+
31 General Overview of Singapore
Sales and Purchase of Real Estate
a
cb
option to purchaSeStamp dutyfinancing
Sales and Purchase of Real Estate 3433 Sales and Purchase of Real Estate
option to purchaSe
The option to purchase is generally valid for three weeks. In order to gain this right or option, a booking fee of between 5% and 10% of the purchase price is payable by the intending purchaser.
To exercise the Option to Purchase, a Sales and Purchase Agreement has to be signed and a down payment has to be paid. The intending purchaser has to exercise the Option within its validity period if he decides to buy the property or the booking fee will be forfeited if he fails to do so.
aStamp duty
buyer’s stamp dutyStamp Duty is a tax payable on documents pertaining to transactions or transfer of interest of immovable properties, stocks or shares. Generally, the buyer is responsible for paying the Buyer’s Stamp Duty (BSD).
Additional buyer’s stamp dutyAn Additional Buyer’s Stamp Duty (ABSD) is to be paid by certain groups of people who acquire residential properties (including residential land) on or after 8 December 2011.
On 11 January 2013, the government announced the revised ABSD rates applicable to acquisitions of residential properties on or after 12 January 2013. Affected buyers are required to pay ABSD on top of the existing BSD.
Buyer’s Stamp Duty Rates
based on the purchase price or market value, whichever is higher:
• 1% on first S$180,000
• 2% on next s$180,000
• 3% on the remainder
bOption to Purchase
valid for
3 weeks
booking fee:5% - 10%
of the purchase
price
How to exercise the Option
Obtain a signed Sales and Purchase Agreement
Pay downpayment
Exercise the Option within validity period.
Otherwise, booking fee will be forfeited
source: irAs
Sales and Purchase of Real Estate 3635 Sales and Purchase of Real Estate
Buyer’s Stamp Duty and Additional Buyer’s Stamp Duty for Residential Properties
Profile of Buyer
based on purchase price or market Value, whichever is higher
bsd ratesAbsd rates between 8 december 2011 and
11 January 2013
Absd from 12 January 2013
Foreigner and entity buying any residential
property
1% on first s$180,000
2% on next s$180,000
3% on the remainder
10.0% 15.0%
singapore permanent resident buying first residential property
nil 5.0%
singapore permanent resident buying second
and subsequent residential property
3.0% 10.0%
singapore Citizen buying first residential property nil nil
singapore Citizen buying second
residential propertynil 7.0%
singapore Citizen buying third and subsequent residential property
3.0% 10.0%
seller’s stamp duty (ssd)SSD is payable if the properties are disposed of within a specified holding period from the date of purchase.
residentiAL properties
The rates of SSD payable on residential property purchased on or after 20 February 2010 and sold within a certain time, are summarised in the table. (Please see Page 37)
Where the sale comprises only a partial interest in the residential property, the SSD payable will be based on the consideration or market value of the partial interest.
industriAL properties
The SSD rates payable on industrial properties and land bought on or after 12 January 2013 and sold within three years of the date of purchase, are summarised in the table. (Please see Page 39)
Where the sale comprises only a partial interest in the industrial property, the SSD payable will be based on the consideration or market value of the partial interest. For the purpose of determining SSD, joint tenants are assumed to equally own divided shares in the property.
source: irAs
Sales and Purchase of Real Estate 3837 Sales and Purchase of Real Estate
date of purchase / Acquisition or date of Change of Zoning / use holding period rates
between 20 February 2010 and 29 August 2010 (all inclusive)
up to 1 year1% on first S$180,0002% on next s$180,000
3% on remainder of the consideration or value, whichever is higher
more than 1 year no ssd payable
between 30 August 2010 and 13 January 2011 (all inclusive)
up to 1 year1% on first S$180,0002% on next s$180,000
3% on remainder of the consideration or value, whichever is higher
more than 1 year and up to 2 years0.67% on first S$180,0001.33% on next s$180,000
2% on remainder of the consideration or value, whichever is higher
more than 2 years and up to 3 years0.33% on first S$180,0000.67% on next s$180,000
1% on remainder of the consideration or value, whichever is higher
more than 3 years no ssd payable
on or after 14 January 2011
up to 1 year 16% of consideration or value, whichever is higher
more than 1 year and up to 2 years 12% of consideration or value, whichever is higher
more than 2 years and up to 3 years 8% of consideration or value, whichever is higher
more than 3 years and up to 4 years 4% of consideration or value, whichever is higher
more than 4 years no ssd payable
Seller’s Stamp Duty for Residential Properties
source: irAs
Sales and Purchase of Real Estate 4039 Sales and Purchase of Real Estate
NEW residential property
loans
Loan tenure
Effective from 12 October 2012, the maximum tenure for all new residential property loans will be capped at 35 years.
Seller’s Stamp Duty for Industrial Properties
date of purchase / Acquisition or date of Change of Zoning / use holding period rates
on or after 12 January 2013
up to 1 year15% of consideration or market value, whichever
is higher
more than 1 year and up to 2 years
10% of consideration or market value,
whichever is higher
more than 2 years and up to 3 years
5% of consideration or market value, whichever
is higher
more than 3 years no ssd payable
financing
Cost of CreditThe lending rate in Singapore is usually pegged to SIBOR plus a premium, which is dependent on the credit standing of the borrower.
Borrower’s Profile Lending rates
AAA-ratingsibor + minimum 120 bps
institutional investors / Funds
sibor + 200 to 250 bps
Average individual sibor + 250 to 300 bps
c
Maximum loan tenure = 35 yearssource: irAs
Sales and Purchase of Real Estate 4241 Sales and Purchase of Real Estate
Loan-to-Value (LtV) ratio
residentiAL properties
Effective from 12 January 2013, the LTV limit for the non-individual borrower is lowered from 40% to 20%.
The LTV limit for an individual borrower is as summarised:
non-residentiAL properties
For non-residential properties, an LTV cap of 80% is typically applied, subject to the credit standing of the borrower.
Borrower Who is an Individual
date of purchasenumber of
outstanding Loan(s)
LtV ratio Applicable
minimum Cash down payment
the tenure of loan is less than or equal to 30 years
and
the sum of the loan tenure and the age of the borrower, at the time of
loan application, is less than or equal to
65 years
on or after 12 January 2013
none 80% 5%
1 50% 25%
2 or more 40% 25%
the tenure of loan is more than 30 years
or
the sum of the loan tenure and the age of the borrower, at the time of loan application, is more
than 65 years
on or after 12 January 2013
none 60% 10%
1 30% 25%
2 or more 20% 25%Legal FeesConveyance fees are generally negotiable.
source: monetary Authority of singapore (mAs)
Leasing Practices
45 Leasing Practices
RESIDENTIAl RETAIl
OFFIcE INDuSTRIAl
lEASE TERM usually two years with an option to renew for another one year typically three years with an option to renew for a further term of three years
Typically three to five years with an option to renew for a further term of three years or more
typically two to three years with an option to renew for a further term of similar duration
RENTAl cOSTS
• The base rent is quoted on a monthly gross basis on the floor area of the premises, inclusive of monthly maintenance charge
• If furniture is included, there will typically be a furniture rent component
rents are quoted based on either of the following:• Gross monthly base rent + service charge + a percentage of gross sales turnover (typically 1.0% to 2.0%); or• Gross monthly rent or a percentage of gross sales turnover (typically 15.0% to 18.0%), whichever is higher.
The base rent is quoted on a monthly gross basis on the floor area of the premises. A service charge is included in the monthly gross rent.
The base rent is quoted on a monthly gross basis on the floor area of the premises. A service charge is included in the monthly gross rent.
RENTAl RENEWAl RATES mutually agreed rate using the benchmark from current market rental level
based on prevailing market rate. some tenants may be able to negotiate for a cap to the rental increase, typically up to 30.0%.
Generally based on prevailing market rate. the rental rates may also mutually agreed at the onset if the tenant expresses commitment to expansion within the building.
based on prevailing market rate or prior mutually-agreed rent
FIT-OuT / RENT FREE PERIOD n.A.
Generally, landlord will provide a one month rent-free fit-out period. Depending on the market conditions, rent-free fit-out period of up to three months could be provided for restaurants or larger premises, on a case-by-case basis.
Generally, landlords will offer a one month rent-free fit-out period to up to three months or more for larger premises. this is usually negotiated on a case-by-case basis, depending on the state of the market.
depending on lease term and size of the premises, landlords typically will offer a one to two-month rent-free fit-out period.
ADDITIONAl RENT FREE PERIOD / INcENTIvES n.A.
Additional rent-free periods or other incentives may be extended by landlords, on a case-by-case basis, depending on the state of the market. however, this is not commonly practised.
Landlords may provide rent holidays, depending on market conditions. Generally, for buildings owned by funds, the landlords are more willing to grant rent holidays so as to maintain the quoted rent rate.
May offer rent holidays or cash incentives to attract and retain tenants, depending on market conditions. For mid-sized companies, landlords may give cash incentives of one-month's rent to offset the tenants' fit-out costs.
SEcuRITy DEPOSIT typically two months’ rent for a two year contracttypically three months’ rent. if the paid-up capital of the business is less than s$100,000, the security deposit can be increased to six months, depending on the landlord's requirements.
typically three to six months’ rent. if the paid-up capital of the business is more than six months gross rent, landlords generally accept three months’ rents as a deposit.
minimally three months’ rent. this may be increased depending on the lease term. Generally, for leases over three years, an additional one month’s gross rent for every year exceeding the three-year term is payable.
STAMP DuTy
stamp duty is also levied on lease/tenancy agreements that are prepared and signed when a property is let. it is calculated on actual rent or market rent, whichever is higher.
stamp duty is payable by tenant or lessee.
Lease/tenancy rates
(a) Where annual rent does not exceed s$1,000 exempted
(b) Where annual rent exceeds s$1,000, stamp duty is based on the contractual rent or market rent, whichever is higher
- For every s$250 or part thereof of the average annual rent for lease term:
up to 1 year s$1.00
more than 1 year and up to 3 years s$2.00
More than 3 years or for an indefinite term s$4.00
Leasing Practices 46
Colliers at a Glance
our presence:62 countries Our offices: > 480 our professionals: > 13,500
$our revenue in 2012:
US$2 billion in revenue
our transaction Value in 2012:
US$71 billion
rent
our managed property in 2012:
1.12 billion sq ft
Colliers International (Singapore) Pte Ltd1 Raffles Place #45-00 One Raffles Place Singapore 048616
tel +65 6223 2323 | Fax +65 6222 4901CeA Licence no. L3004691J
www.colliers.com
this publication has been prepared by Colliers international for general information only. Colliers international makes no guarantees, representations or warranties of any kind, express or implied, regarding the information including, but not limited to, warranties of content, accuracy and reliability. Any interested party should undertake their own inquiries as to the accuracy of the information. Colliers international excludes unequivocally all inferred or implied terms, conditions and warranties arising out of this publication and excludes all liability for loss and damages arising there from. this publication is the copyrighted property of Colliers international and/or its licensor(s). © 2013. All rights reserved.
Contact our Colliers professionals for your sales and leasing requirements.
About Colliers International Colliers international is the leader in global real estate services, defined by our spirit of enterprise. Through a culture of service excellence and a shared sense of initiative, we integrate the resources of our real estate specialists worldwide to accelerate the success of our clients – making us the trusted partner when it comes to providing the right expertise in real estate.
A subsidiary of Firstservice Corporation, Colliers delivers to real estate occupiers, owners and investors on a local, regional and international basis, a comprehensive portfolio of customised services – including corporate solutions, brokerage, asset and facilities management, valuation and appraisal as well as research and consultancy.
dennis yeomanaging directoremail [email protected] +65 6531 8688
grace ngdeputy managing director | Auction & salesemail [email protected] +65 6531 8500
tan boon leongexecutive director, project & sales | industrial servicesemail [email protected] +65 6531 8682
brenda ongexecutive director, project & Leasing | industrial servicesemail [email protected] +65 6531 8685
marcus looExecutive Director | Offices Servicesemail [email protected] +65 6531 8670
tang wei lengexecutive director | investment servicesemail [email protected] +65 6531 8586
calvin yeodeputy managing director | retail and Client servicesemail [email protected] +65 6531 8671
ho eng Joomanaging director | residential servicesemail [email protected] +65 6531 8618