租户资源
办公室租赁指南：租户如何正确签订租赁合同
签订办公室租赁合同是一项重大决策，它将直接影响您的成本、运营和发展。
对于新进入市场的企业而言，这一点尤为重要。
在陌生的市场环境中摸索，应对复杂的法律协议，风险重重。缺乏本地专业知识，您可能会面临隐性成本和僵化的条款，从而阻碍业务发展。
本页面提供以下方面的必备知识：
避免代价高昂的错误和意想不到的条款。
争取灵活的租赁方案，以便随着业务增长而扩展。
为您的业务成功奠定坚实的基础。
让您的第一间办公室成为战略优势，而非负担。
简要概述如何开始以及涉及哪些基本要素。
Rental & Service Charge
Rent: Quoted as a gross figure (S$ psf/month), covering base rent and service charge. Paid monthly, plus GST. ( Goods Service Tax )
Service Charge: Covers air-conditioning, maintenance, and security. Typically S$1.00 – $1.30 psf/month.
Subject to periodical review and changes
Lease Period
Lease Period: Standard is 2-3 years. Leases of 7+ years must be registered.
Option to Renew
Usually for 2-3 years, with rent review to prevailing market rates.
Possession Date
Agreed date between all parties for tenant to take possession of the unit.
It can be anytime from 2 weeks to 3 months before the actual lease start date.
Lease Commencement Date
The date when rent payments officially begin.
Typically rental payments are made monthly.
Fitting out Period
The time between possession and lease commencement for renovation. Rent & Service Charges are often waived, but there could be exceptions.
Rent Free Period
An agreed period within the lease term where no rent is required to be paid.
This normally happens during the fitting out period.
Security Deposit
3-6 months’ gross rent, refundable at the end of the lease without any interest
The actual amount payable largely depends on the amount of paid up capital of the enbtity of the Tenant in ACRA.
Typically the standard requirement for the Tenant is to have at least 6 months worth of rent in the paid up capital to qualify for a 3 months security deposit.
Legal Fees
Tenant typically bears the landlord’s legal fees for preparing the lease.
Stamp Duty
A tax payable for execution of legal documentation in Singapore. Payable by the tenant to IRAS. For a standard 3-year lease, it’s 0.4% of the total rent.
Pls see actual stamp duty calculator here
Renovation Deposit for Fitting out
Payable to Landlord before fitting out takes place. Amount is around S$10,000 or S$1 psf, refundable after fit-out, to cover potential damage to common areas.
Reinstatement
Tenant must restore the office to its original, bare condition at their own cost at the lease expiry , although there maybe exceptions.
Letter Of Intent
A non-binding document outlining the agreed key commercial terms & conditions.
It sets as a good reference for the terms to be further prescribed in Letter Of Offer / Lease Agreement which are legal binding.
Letter of Offer ( LOO )
Upon agreement of the key commercial terms of the LOI, both parties will enter into a legal binding Letter Of Offer with the same agreed terms and conditions.
Payment of the advance rental , security deposit , legal fees and stamp duty typically take place at this stage.
Lease Agreement ( LA )
Lease Agreement is a legal binding document , that not only states the key commercial terms of the rental , as well as more details such as covenants , warranties etc.
办公空间计算器
我们的办公空间计算器能让您轻松确定所需空间大小，方便您查看推荐空间，更好地管理办公空间搜索。
流程
概述整个办公楼租赁流程，从寻找房源到最终交房。
相关成本
租赁办公室涉及的直接成本和间接成本。
Step 1
After confirming the choice of the unit , Agent should prepare a Letter of Intent with all the proposed and agreed terms of conditions of the lease to submitted to the Landlord.
Shortlist ID & fitting- out contractors
Step 2
Landlord agrees to terms of LOI , Landlord appointed Lawyer to issue Letter of Offer to Tenant.
Tenant to sign the LOO along with payments of advance rentals, security deposit , legal fees and stamp duty.
Confirm appointment of ID and Fitting out contractors.
Step 3
Signing of the Lease Agreement.
Appointed ID and Fitting out contractor to start prepatory work for all renovation works , and application for all work permits for renovation works., and also payment for deposit for renovation.
All renovation works are subjected to approval of the Fire safety authorities with the help of a QP ( Qualified Person )
Under the lease agreement conditions, Tenant is required to also purchase a Insurance policy that covers the premises that includes fire and public liability. Ensure this is purchased before taking possession of the premises and commencement of renovation works.
Step 4
Take Possession of premises- This is when the fitting out works commence with all permits approved.
Depending on the size and extend of fitting out works , it ranges from 4 to 12 weeks.
Once all fitting out works are completed, Landlord will inspect the premises. If no outstanding issues or damages , the renovation deposit will be refunded to Tenant without any deductions.
Step 5
Move into new premises.
Step 6
Lease commencement.
This guide outlines the typical financial costs and responsibilities for a commercial tenant, covering taxes, fees, deposits, and other recurring charges.
Taxes
Goods and Services Tax (GST)
A 9% GST is applicable to all rental payments.
Tenants who are registered for GST can typically claim the GST paid on rent as an input tax credit.
Stamp Duty
This is a one-time tax levied on the lease document, payable by the tenant.
The duty is calculated at 0.4% of the total rent payable over the entire lease term.
As a general estimate, this cost is approximately 15% of one month’s rent.
Legal fees
The tenant is typically responsible for all legal costs associated with the tenancy agreement.
This includes their own legal fees and often those of the landlord.
If the landlord uses a standard template, the cost may just be a fixed administration fee.
If significant negotiations and amendments are required , there maybe additional legal fees chargeable to the tenant by the Landlord’ lawyer.
Agency / Broker Fees
No fees are payable by the tenant. Agency commissions are covered by the landlord or Landlords’ agents.
However there could be exceptions.
Security deposit
A refundable cash deposit equivalent to 3 months of gross rent (inclusive of service charge and government rates) is required.
The deposit is returned at the end of the lease, without interest.
If the tenant’s paid up capital is less than 6 montsh worth of rent, then the tenant is required to furnish a 6 months worth of cash rental as security deposit. However tenant is able to increase their paid up capital at a later stage , for a possible refund of the additional security deposit required.
Advance Rental
Upon signing the Letter Of Offer or Tenancy Agreement, an advance payment of one month’s gross rent (inclusive of service charge and GST) is typically required.
Recurring charges Insurance
The tenant is required to secure their own insurance policies, which typically include:
Contents Insurance: For their own property and assets.
Public Liability Insurance: To cover incidents occurring within the leased premises.
Property Tax
While property tax is payable by the landlord, the cost is invariably recovered from the tenant through the service charge.
Any future increases in property tax will also be passed through via the service charge
Carpark fees
Allocation: The number of parking lots is usually proportionate to the floor area leased, with an average ratio of 1 lot per 1,000 to 3,000 sq ft.
Cost: Parking is charged separately from office rent, typically ranging from $250 to $500 per month, per lot (excluding GST).
Additional Spaces: Subject to availability, extra parking may be offered on a quarterly basis.
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常见问题解答
我明天就需要一间办公室！你们能这么快帮我安排吗？
当然可以！在我们的业务过程中，我们多次帮助众多客户在他们理想的地点租赁到心仪的办公空间。当然，这取决于房源的供应情况。如果房源充足，大多数灵活办公空间供应商都能让您在24小时内完成所有手续和付款，整个流程比传统办公空间租赁繁琐的文书工作和流程要简单得多。
什么是灵活办公空间？
我们的服务是免费的吗？
完全免费，没有任何义务。
我为什么要跟你们打交道，而不是直接联系办公室/办公空间提供商？
无论是为自己还是为团队寻找办公空间，您都希望获得最优方案，而不是次优选择。自行比较各种方案非常困难，尤其是在您还有其他更重要的业务需要处理的情况下。凭借我们全面的知识和数据库，我们能够为您提供市场上最广泛的选择，并对所有方案进行全面公正的概述。我们还会代表您进行对比分析，帮助您选择最合适的方案，以便您尽快完成参观、租赁和入驻。
此外，由于我们与所有供应商建立了广泛的合作关系，我们不仅能保证客户获得相同的价格，还能提供更优惠的价格。
你们允许我们直接与供应商谈判吗？
是的，当然。我们秉持完全透明、诚信的商业原则。通过建立双方畅通的沟通渠道，我们极大地帮助客户以最快的速度参观并搬入理想的办公空间。