ERP for real estate & commercial property. Leases, CAM and the building's assets on one tenant book.
Leases, escalations, CAM and the building's assets on one tenant book, so a missed escalation or an unrecovered charge shows up before the quarter ends.
From December 2026How does Kinnow help a landlord or mall operator? The lease is the record: escalations, renewals, deposits and turnover rent are worked from the clause, CAM (common-area maintenance charges) is split with the working visible, and the same tenant's complaints, work orders and AMC (annual maintenance contract) vendors sit beside it. Agents prepare renewals, CAM recovery and rent checks; a person signs.
Singapore edition, from December 2026. Nothing on this page is live in Singapore today. The ready-made setup for real-estate (we call it an industry pack) is defined in the product; it is applied with you when the edition opens.
Your business in one paragraph
A landlord's book is the lease. Rent steps up on a date or an index, turnover rent depends on sales a tenant reports, CAM is a pool shared across units, and a deposit is held for years. Money leaks when an escalation is missed by a quarter, when CAM is under-recovered because nobody can show the working, when a tenant's sales are never checked against the percentage clause, and when an AMC vendor misses its SLA (its service promise) or a fire safety or lift inspection lapses. The owner is awake over the renewal that falls due unnoticed, the tenant who disputes the CAM bill every month, and the vacant unit that stays vacant because nobody priced it against what the building next door charges.
See your lease book on Kinnow. Send us a lease register and we will show expiries and escalations due.
How your month runs on Kinnow
Ten steps from enquiry to renewal. Nothing is billed, sent or signed without a person.
- An enquiry is quoted. The leasing manager records the prospect, the terms quoted and the negotiation in Sell until the tenant agrees to take the space.
- The lease is drafted and signed. Pact carries the lease through draft, negotiation, signed and active. A lease above S$500,000 monthly base rent, or one escalating below 5 per cent, waits for an approver. Clause extraction suggests terms from the contract; they have no effect until a person confirms them.
- The deposit is collected. The security deposit moves through collected, held, part-deducted, refunded or forfeited, so the balance you owe a tenant is never a guess.
- Rent is invoiced on the cycle. Leases & contracts (Pact) puts rent, the latest CAM and any metered utilities into one invoice per lease and period; a second invoice for the same period is refused. The rent invoice check proposes the lines and stops if the lease and its escalation schedule disagree.
- Escalations are applied. Fixed, stepped, index-linked or market review. The escalation reconciler compares billed rent with the clause and lists anything it cannot verify instead of counting it as matching.
- Turnover rent is reconciled. Tenant sales come in; the greater of base and percentage rent is worked out, with the band-by-band working.
- CAM is apportioned and recovered. The property's pool is shared by area, revenue, equal or custom shares. CAM Recovery flags the gap between what was spent and what was billed.
- The building is run. Tenant requests become tickets with a clock in Serve; Maintain runs work orders, AMC vendors, preventive schedules and the calendar of approvals and inspections.
- Rent is collected. The collections agent drafts reminders by days overdue for approval; the tenant sees their invoice in the portal.
- Renewals and the month close. Leases expiring within 90 days surface; Lease Renewal prepares a proposal aimed at or above prior terms, and a renewal needs extra sign-off. The finance head signs the month.
What the real-estate setup covers
The figures are starting points. The industry setup applies each as the same number in your company currency, so we reset them for Singapore with you in the first week.
| Part | What the setup covers |
|---|---|
| Limits and rules (9) | A lease above S$500,000 monthly rent, or escalating below 5 per cent, needs approval. A tenant request with no SLA plan is blocked. A manual journal above S$500,000, a tax return with net payable above S$200,000 and repair parts above S$100,000 need approval. A credit limit above S$1,000,000 raises a warning. Two generator-reading limits (cost per unit, litres in one reading) go for sign-off at starting figures we reset with you. |
| Who signs off (5) | Lease, journal, return filing, maintenance work order and operating-reading sign-off. |
| Ready-made routines (17) | Lease to recovery, rent invoice to receipt, tenant request to resolved, buying for the building, month-end close, obligation to filed and others. |
| Reports (9) | Lease register, expiry schedule, lease invoices, rent by status, tenant complaints, asset register, receivables ageing, tickets by category and asset operating log. |
| Starter questions for Ask Kinnow (13) | Which leases expire in the next 90 days, what CAM is unrecovered this quarter, what did our diesel generators cost per unit last month. |
| Your words | Tenant, lease, unit, CAM, turnover rent and tenant portal. |
Processes, built in
The 17 ready-made processes for your industry come switched on: who owns each step, which steps Kinnow enforces, and a clock on every hand-off between departments. Print any of them as a written procedure (SOP).
Agents for real estate
Each agent is validated with each client before it works on your books, and every output waits for a person.
Lease Renewal
Suggests renewal terms from the current rent and the yearly rise in the lease. A renewal that cuts the rent below the limit you set waits for a second person to approve it.
Pact + AccountCAM Recovery
Finds common-area maintenance charges you have not fully recovered from each tenant, and helps you recover them.
Pact + SellVacancy Filling
Suggests an asking rent for an empty unit based on comparable leases.
Pact + SellTenant Sales Reconciliation
Checks the sales each tenant reports against the base rent, for rent that is a percentage of sales or set in bands of turnover.
Rent invoice check
Proposes a period's rent, CAM and utility lines from the lease and stops when the lease and its escalation schedule disagree.
AMC Vendor Scorecard
Scores your AMC vendors on completed visits and on keeping to the service promise (SLA), and grades each A to D. Its renew, renegotiate or replace suggestion is a simple rule on the on-time share, which we agree with you.
Ask us to run CAM Recovery and the escalation check on your last quarter.
Statutory and compliance calendar
| Obligation | What Kinnow prepares | What stays with you |
|---|---|---|
| Fire safety, lift inspection, building and food-area approvals | The maintenance register tracks each as an item with a state and a due date. The authorities and periods are entered with you; Kinnow does not carry Singapore's rules for them. | Application and renewal with the authority. |
| GST F5 return (quarterly) | Boxes 1 to 8 of the quarter's GST F5 from the invoices raised in Sell and the bills in Buy. Kinnow works out GST on each line: standard rate, zero-rated for a customer outside Singapore, a short exempt list. Residential rent is on the engine's exempt list; other lines are standard-rated. | A person reviews and files on the IRAS (tax authority) portal with their own CorpPass login (the government sign-in for businesses); Kinnow does not submit. Rent invoices from Pact are not in the ledger yet (see below), so check them against the F5. |
| Invoices through InvoiceNow | Kinnow connects to InvoiceNow, Singapore's e-invoice network (it uses Peppol and your UEN company number). Today this runs on a test connection; no certified access point is connected. | Invoices are raised in Sell. |
| Payroll: CPF and the Skills Development Levy | CPF (the staff retirement-savings contribution) by age band and the employer Skills Development Levy on each payslip. It needs a recorded date of birth and residency status and names anyone it skips. No income tax is withheld: Singapore has no PAYE for citizens and permanent residents. The CPF submission and the annual IR8A, IR8S and Appendix 8A staff income returns are listed as filings. | Payment and returns. |
| Company filings | ACRA (company registry) annual return, AGM, IRAS estimated chargeable income and corporate tax return, tracked as registrations with due dates and reminders. | Company secretary and finance head. |
| Tenant audit rights | The audit-pack assembler gathers invoices, receipts, credit notes, CAM shares, meter readings and escalations and lists the gaps. | A person sends. |
| Month-end close | Twelve checks; seven must pass. | The finance head signs. |
What the owner sees
Every answer shows its source and cost before it runs. Veil, our privacy layer, holds back bank, tax and ID numbers and swaps names for placeholders before an AI call. It covers Ask Kinnow and most agents today; the rest are being added.
| Question an owner would type | What comes back |
|---|---|
| Which leases expire in the next 90 days? | The expiring leases with tenant, unit, rent and renewal status. |
| What is my current vacancy by property? | Vacant units, from terminated or lapsed leases. |
| What CAM is unrecovered this quarter? | The gap between pool and billed, by tenant. |
| Which tenants are overdue on rent? | Receivables ageing by tenant. |
| What have tenants complained about lately? | The complaint register, by category. |
| What did our diesel generators cost per unit last month? | Cost per unit from the operating log, with the days the tank did not reconcile. |
Numbers that matter
- Lease expiry in the next 90 days and rent at risk by lease status.
- Vacancy by property, and area-weighted brand mix.
- CAM recovered against spent.
- Rent outstanding by tenant and age.
- Ancillary income (parking, signage, kiosks, events) by day.
- Generator cost per unit and fuel yield by asset.
Controls an owner cares about
- Lease terms move through fixed stages. A step out of order is refused.
- Clauses are suggestions first. Extracted terms have no effect until a person confirms them.
- No double bill. A rent and CAM invoice is unique per lease and period.
- No silent guess. A missing index, a backwards meter reading or a gapped turnover ladder is refused with the reason.
- Tenants sign in to the portal with a one-time code, and invoice links expire quickly.
Applications switched on
Your words, on day one
| Generic term | In your Kinnow |
|---|---|
| customer | tenant / lessee |
| contract | lease |
| service charge | CAM |
| space | unit |
| rent on sales | turnover rent |
| self-service | tenant portal |
Questions
Can Kinnow handle turnover rent?
Yes. Tenant sales come in from the tenant's till system through a link, or by hand, and Kinnow works out the greater of base rent and a percentage of sales. A banded ladder is applied like a tax slab, with the working for each band and the blended rate shown. A ladder with gaps or overlaps is refused.
Do rent and CAM invoices post to the ledger?
Not yet. Lease and CAM invoices raised in Pact do not post to the general ledger on their own, and the receivable is recorded separately on the Account side today. Parking, signage, kiosk and event income do post. Plan to check rent receivables against the ledger at month-end.
How is CAM split between tenants?
You choose the basis for a property: area, revenue, equal or custom. The shares always add up exactly to the pool, with the odd cent handed to the largest remainder. A property whose live leases sit in different companies is refused until you correct the data, and a single run handles up to 5,000 leases.
What if an index value for an escalation is missing?
The escalation is refused with the missing value named. It is never guessed. Index-linked escalation applies the published figure with your cap and floor, and the earliest unapplied step is the one that is due.
Can tenants see their own statements?
Yes. The tenant portal signs the tenant in with a one-time code, shows the lease and invoices, offers the invoice as a PDF and lets them raise a complaint.
Can we move over from our spreadsheet or current software?
Yes. Masters and opening balances are imported in the first week. About two weeks to first results for one company, counted from when your Singapore edition is switched on in December 2026; several companies go live one at a time.
Does an agent send anything to a tenant?
No. The rent invoice check, escalation reconciler, CAM statement composer and audit-pack assembler prepare drafts and lists. Each is validated with each client first, and a person sends.
Show me Kinnow for real estate & commercial property.
Answer three questions. Get the applications, the agents and a two-week plan for your business.