Renovation Cost in Singapore: A Savvy Homeowner’s Guide

In this guide, we’ll break down everything you need to know about renovation costs in Singapore—from how much you should budget based on your property type to ways you can save money. We’ll also explore how to calculate your home renovation cost, what affects the price, and how financing options can help.

Renovation Costs Are Going Up

In recent years, renovation costs in Singapore have steadily risen due to increasing labour costs, higher prices for raw materials, and greater demand for customised furniture and modern design styles.

The cost of renovating an HDB flat, resale condo, or landed property has significantly increased compared to a decade ago, making it crucial for homeowners to plan their renovation expenses wisely.

Several factors contribute to this surge in pricing, including inflation, supply chain disruptions, and stricter building regulations. Additionally, homeowners seeking premium finishes, kitchen cabinets, or extensive plumbing and electrical work should expect to pay even more.

How Much Do You Need To Renovate Your Home in Singapore?

The home renovation cost in Singapore varies widely depending on your property type, size, and the extent of work required, but it’s important to have an estimate before starting.

According to Property Type and Size

The table below provides an estimate of renovation costs in Singapore based on different property types and sizes:

Property Type	Size	Estimated Renovation Cost
HDB 2-room flat	~45 sqm	S$15,000 – S$30,000
HDB 3-room flat	~65 sqm	S$25,000 – S$45,000
HDB 4-room flat	~90 sqm	S$35,000 – S$55,000
HDB 5-room flat	~110 sqm	S$40,000 – S$70,000
Resale HDB flat	Varies	S$50,000 – S$90,000
New BTO flat	Varies	S$20,000 – S$40,000
Resale condo	~100 sqm	S$60,000 – S$100,000
New condo	~100 sqm	S$40,000 – S$80,000
Landed property	Varies	S$100,000 – S$300,000+

Note: These figures are estimates and may vary depending on materials, existing features, and the contractor or interior designer’s choice.

As seen above, resale HDB flats and condos tend to have higher renovation expenses due to the need for additional work, such as rewiring, hacking, and upgrading older plumbing systems.

Meanwhile, new properties like a BTO flat or new condo generally cost less to renovate because they have built-in features that require minimal modifications.

According to Room

Different parts of the house require varying levels of renovation, depending on the scope of work involved. Below is an estimate of renovation costs based on specific rooms:

Room Type	Estimated Renovation Cost
Living Room	S$5,000 – S$20,000
Master Bedroom	S$8,000 – S$25,000
Kitchen	S$10,000 – S$40,000
Bathroom	S$6,000 – S$20,000

The kitchen tends to be one of the most expensive areas to renovate due to installing kitchen cabinets, countertops, and electrical works. Similarly, the master bedroom may require significant customisation, including built-in wardrobes and feature walls, increasing the overall cost.

How To Calculate Your Renovation Cost

Before starting your home renovation, estimating your renovation cost in Singapore as accurately as possible is essential. A well-planned budget can prevent overspending and ensure you achieve your desired results without financial strain.

To get an initial estimate, homeowners can use a renovation calculator, which provides a rough projection based on the property’s type and size. However, while these tools offer a helpful starting point, they may not fully reflect the actual cost in Singapore, as every project is unique.

Beware of Questionably Calculated Cost Estimates

When researching home renovation costs, you may come across conflicting estimates from different sources. While online guides, forums, and even renovation calculators can give a ballpark figure, these estimates often fail to capture the full scope of renovation expenses.

Here’s why many renovation cost estimates can be inaccurate:

• Cost calculators do not account for additional masonry, plumbing, or electrical work, which can significantly impact your final bill.

• The price of hiring a contractor or interior designer can vary widely based on experience, reputation, and workload.

• A cheaper quote may include low-grade raw materials, which could lead to higher maintenance costs in the long run.

• Older properties, such as resale HDB flats or condos, often require rewiring, hacking, or additional structural repairs not factored into initial estimates.

• If you opt for customised furniture or intricate full-home design solutions, expect to pay significantly more than a basic renovation.

Because of these uncertainties, getting a detailed quotation from multiple Singapore-based renovation firms is always best.

Terms You Need To Know When Planning Your Budget

When estimating your renovation cost in Singapore, you’ll encounter industry terms that may affect your expenses. Understanding these terms will help you make informed decisions and communicate effectively with your contractor or interior designer.

Glossary of Renovation Terms

Term	Definition
Hacking	The process of demolishing existing walls, flooring, or built-in structures to create a new layout or design. Common in resale HDB flats and resale condos.
Masonry	Works related to brick, cement, and concrete, including constructing or altering walls, tiling, and plastering. It can significantly impact renovation costs.
Carpentry	Custom-built furniture, cabinets, and storage solutions, such as kitchen cabinets and wardrobes. High-quality customised furniture increases home renovation costs.
Electrical Works	Includes re-wiring, power point installations, and lighting adjustments. Older properties often require extensive electrical work, increasing full renovation costs.
Plumbing	Plumbing is a key cost factor in kitchen and bathroom renovations, as it involves installing or replacing pipes, water heaters, and bathroom fixtures.
Painting	A fresh coat of paint can transform your home’s aesthetics. Different paint types and finishes affect pricing.
False Ceiling	A suspended ceiling that hides wiring and enhances room aesthetics. Often found in condos and BTO flats.
Vinyl Flooring	A cost-effective, durable flooring option that mimics wood or tiles. Flooring materials impact the overall renovation cost in Singapore.
Partitioning	Adding non-structural walls to divide spaces is commonly used in HDB flats to create additional rooms.
Feature Wall	A decorative wall that serves as a focal point in a room, often made with textured materials like wood or stone.
Wet Works	Any renovation that involves water-based materials like cement and plaster. Often required in bathrooms and kitchens.

Factors That Affect the Total Renovation Cost

The average renovation cost varies widely based on several key factors. Each decision can significantly impact your renovation, from the property type and size to the renovation scope, materials, and service providers.

Property Type and Size

Your property type significantly impacts the cost in Singapore. Larger homes generally require more materials, labour, and time, making renovations more expensive.

Additionally, resale HDB flats, resale condos, and landed properties often need more extensive hacking, re-wiring, and plumbing work compared to new BTO flats or new condos.

Here’s a breakdown of how property in Singapore costs differ by type:

• 2-room HDB flat: Typically the most affordable to renovate, as there is less space to cover

• 3-room & 4-room HDB flats: Mid-range costs, depending on whether it is a resale flat or a newly built one

• 5-room HDB & Executive Flats: More expensive due to the larger space and potential structural modifications

• New condo: Costs can be lower if fewer structural changes are required, but premium materials and customised furniture may increase expenses

• Resale condo: Often requires extensive renovation, including flooring, plumbing, and electrical works, leading to higher costs

• Landed property: The most expensive to renovate due to its size and potential structural modifications

Renovation Scope

The extent of your home makeover plays a significant role in determining your renovation cost in Singapore. A minor refresh, such as painting and replacing furniture, will cost significantly less than a full home design transformation.

Common renovation scopes include:

• Basic Renovation: Includes painting, minor carpentry, and simple flooring upgrades

• Partial Renovation: Covers specific rooms, such as the master bedroom, kitchen, or bathroom

• Full Renovation: Includes hacking, structural changes, masonry, new kitchen cabinets, and customised carpentry work

• Extensive Renovation: This is typically required for resale flats and condos and involves rewiring, new plumbing, and a complete interior overhaul

Renovation Services Provider

Choosing between a contractor, interior designer, or design & build company affects home renovation costs.

• Contractor: More affordable but requires you to manage the project yourself

• Interior Designer: Higher renovation costs, but they provide a cohesive full home design and oversee all aspects of the project

• Design–and–build Firms: Offer design and construction services, providing convenience but often at a higher price

Materials

The quality and type of materials used can dramatically affect renovation costs. High-end raw materials such as marble, quartz, and solid wood increase expenses, while budget-friendly options like vinyl flooring and laminate surfaces help cut costs.

Here’s how materials impact different renovation aspects:

• Flooring: Marble and hardwood are more expensive than vinyl or laminate.

• Walls: Textured finishes and wallpapers add to renovation expenses.

• Kitchen Cabinets: Solid wood cabinets are pricier than MDF or laminate options.

• Plumbing Fixtures: Branded fittings and premium bathroom accessories raise costs.

Customisation

Opting for customised furniture such as built-in wardrobes, feature walls, and storage shelves will significantly increase your renovation cost in Singapore. While custom designs enhance functionality and aesthetics, they require skilled carpentry, which adds to labour costs and material expenses.

Common customised renovation features:

• Built-in wardrobes and shelves

• Customised kitchen cabinets and countertops

• Feature walls and false ceilings

• Storage-integrated furniture

If you’re within a budget, consider balancing standard off-the-shelf solutions with selective customised furniture to control home renovation costs.

What Costs More: A Contractor, an Interior Designer, or a Design & Build Firm?

When planning your home renovation in Singapore, one of the biggest decisions is choosing between a contractor, an interior designer, or a design-and-build firm. Each option affects your renovation costs differently, depending on the services offered and the level of project management required.

• Hiring a Contractor: The most cost-effective option, as contractors handle the execution of work but do not provide design services. Homeowners must oversee the project, ensuring everything aligns with their vision.

• Hiring an Interior Designer: More expensive than a contractor, but they provide full home design, space planning, and project coordination. An interior designer ensures a seamless aesthetic and functional layout but may charge design fees and additional markups on materials.

• Design & Build Firms: The most expensive but convenient option, as these firms handle everything from design conceptualisation to construction. While full renovation costs are higher, they streamline the process, reducing the need for homeowners to coordinate multiple vendors.

If cost is a primary concern, hiring a contractor is the cheapest route, while engaging an interior designer or a design-and-build firm ensures a hassle-free renovation, but at a premium.

Why Does It Cost More To Renovate a Condo or Landed Property vs an HDB?

The renovation cost in Singapore is significantly higher for condos and landed properties than HDB flats. This is due to several key factors:

1. Condos and landed homes are governed by management committees that impose renovation restrictions, such as work timing, noise limits, and material usage.

2. Many new condos come with pre-installed premium fittings, making customised furniture or alterations more expensive than standard HDB renovations.

3. Landed properties often involve larger-scale projects such as rewiring, plumbing, and masonry, leading to higher labour costs.

4. With more rooms, larger living areas, and outdoor spaces, renovation costs for landed homes and condos are higher than for HDB flats.

For those looking to renovate a resale condo, costs may be even higher due to the need to hack and replace outdated fixtures.

Why Does It Cost More To Renovate a Resale Property vs a New One?

Whether it’s a resale HDB, a resale condo, or a landed home, renovating a resale property is generally more expensive than a new BTO flat or a new condo. Here’s why:

1. Resale HDB flats and HDB resale properties often require hacking to remove old flooring, walls, and built-in units, which adds to full renovation costs.

2. Older homes may need plumbing upgrades, electrical works, and re-wiring to comply with modern safety standards, significantly increasing renovation expenses.

3. Repairing and modifying older structures requires more effort from workers, leading to higher labour costs. Replacing outdated materials such as kitchen cabinets or waterproofing layers increases costs.

4. Many homeowners of resale flats prefer a complete home makeover to align with their preferred design styles, further driving up expenses.

To keep renovation costs down, it’s best to assess the condition of a resale flat or condo before purchasing and budget accordingly.

How Can I Lower My Renovation Costs?

Reducing renovation costs in Singapore is possible with strategic planning and cost-effective choices. Here are some practical ways to keep your home renovation cost within budget:

1. Set a Realistic Budget and Stick to It

• Use a renovation calculator to estimate your renovation cost in Singapore before starting.

• Prioritise essential work over non-essential upgrades.

• Keep track of expenses to prevent overspending.

2. Choose Affordable Yet Durable Materials

• Opt for cost-effective flooring like vinyl instead of hardwood.

• Use ready-made kitchen cabinets rather than custom-built options.

• Consider laminate countertops instead of granite or quartz.

3. Engage a Contractor Instead of an Interior Designer

• Hiring a contractor is usually cheaper than engaging an interior designer or a design & build firm.

• If design expertise is needed, work with a freelance designer instead of a full-service firm.

4. Time Your Renovation During Off-Peak Seasons

• Some contractors offer discounts during non-peak periods.

• Avoid renovating during festive seasons when labour costs are higher.

5. Compare Quotes from Multiple Contractors

• Get at least three quotes to compare renovation costs.

• Ensure all costs, including raw materials, electrical works, and painting, are included in the quote.

How Can I Cover My Renovation Cost in Singapore?

Home renovations can be costly, but financing options are available to help manage your renovation expenses.

1. Renovation Loan

A home renovation loan is popular among homeowners as it offers lower interest rates than a personal loan. This type of loan is designed specifically for home renovation and covers expenses such as:

• Plumbing and electrical works

• Carpentry and masonry

• Painting, flooring, and walls

• Kitchen cabinets and other built-in furniture

For a detailed comparison, check out our guide, Best Renovation Loans In Singapore (2024).

2. Personal Loan

A personal loan provides more flexibility but often comes with higher interest rates. Unlike a renovation loan, a personal loan does not require proof of renovation works or must not be used solely for renovation-related expenses.

3. Home Equity Loan

You may be eligible for a home equity loan if you own a resale condo, resale HDB, or landed property. This allows you to borrow against your property’s value, usually at lower interest rates than unsecured loans.

Conclusion

Renovating your home is a major financial commitment, and understanding renovation costs in Singapore is key to making informed decisions. Whether upgrading a new BTO flat or customising your condo, careful budgeting, selecting the right contractor, and exploring financing options can help you achieve your dream home without unnecessary overspending.

For more expert insights on home renovation costs, financing options, and practical budgeting tips, visit OMY. Stay informed with our latest guides to make smarter financial decisions and create a comfortable home that fits your lifestyle and budget.