Renovating in Singapore depends heavily on the property type and its current condition. For a brand new HDB BTO, you can expect to pay between $34,000 and $65,000 because the basics are often provided. Resale flats are significantly more expensive, ranging from $58,000 to over $100,000, due to the need for hacking, tiling, and rewiring.
Commercial offices usually cost between $70 and $110 per square foot depending on the complexity of the fit-out. Your final bill relies on material choices, carpentry needs, and the extent of masonry works. This guide breaks down every cost you need to know.
Average Renovation Cost by Property Type
When you begin your renovation journey, the first thing you need to identify is the category of your property. The cost difference between a new apartment and an older resale unit is massive. This is mostly due to the amount of demolition and repair work required before any actual beautification can begin. We will look at the estimated costs for 2026 across different property types.
HDB BTO (New Flats)
Build-To-Order (BTO) flats are generally the most affordable to renovate. This is because these units are brand new. They come with a clean slate, and in many cases, the Housing Development Board (HDB) provides optional component schemes that include flooring and internal doors. If you opted for these components, your renovation work might only involve carpentry, lighting, and painting.
For a 3-Room BTO, the costs are usually on the lower end. The space is compact, meaning you spend less on flooring materials and painting labour. You can expect to budget between $34,000 and $45,000. This budget covers the essentials like built-in wardrobes, a kitchen cabinet, and general lighting.
For a 4-Room BTO, which is the most common housing type for families in Singapore, the price increases slightly. You have more floor area to cover and usually an extra bedroom to furnish. The estimated range sits between $42,000 and $55,000. Homeowners often spend a bit more here to create a specific theme, such as Scandinavian or Industrial, which requires specific carpentry finishes.
For a 5-Room BTO, you are looking at a larger living and dining area. This often tempts owners to build feature walls or kitchen islands. The cost generally falls between $50,000 and $70,000. Since the flat is new, you save money on electrical rewiring, which is a major cost saver compared to resale units.
HDB Resale Flats
Resale flats are a completely different game compared to BTOs. When you buy a resale flat, you are buying a home that has been lived in. The condition of the flat dictates the price. If the previous owner maintained it well, you might save money. However, most new owners prefer to overhaul the entire look, which leads to the "Resale Premium." This premium refers to the extra 20% to 40% you pay compared to a BTO renovation.
For a 3-Room Resale flat, the costs start higher. You likely need to hack away old tiles and cabinets. The estimated range is $45,000 to $60,000. This price accounts for new waterproofing in the toilets, which is crucial in older flats to prevent leaks.
For a 4-Room Resale flat, the budget often sits between $58,000 and $75,000. The increase is due to the larger surface area for tiling and painting. You also have to factor in electrical rewiring. Old wires can be dangerous and may not support modern appliances like induction heaters or heavy-duty air conditioners.
For a 5-Room Resale flat or an Executive Apartment, costs can easily exceed $100,000. These units are large, and if you plan to reconfigure the layout by knocking down walls, the price skyrockets. You also need to budget for haulage fees, as the debris from a large flat is significant.
Condominiums (New vs Resale)
Condominium renovations are tricky because you must adhere to the Management Corporation Strata Title (MCST) rules. These rules often limit when work can be done and what can be changed, especially regarding the facade or balcony.
New condos are often "move-in ready." The developer usually provides high-quality kitchen fittings, wardrobes, and fully done-up bathrooms. Renovating a new condo is mostly about personalisation. You might want to add a TV console, change the lighting, or install curtains. The cost is generally lower, ranging from $30,000 to $50,000.
Resale condos are more expensive. Similar to resale HDBs, you may need to hack existing structures. However, disposal and delivery fees are often higher for condos because contractors have a harder time accessing the unit via service lifts. The renovation cost for a resale condo typically ranges from $45,000 to over $100,000, depending on the luxury level of the materials you choose.
Commercial and Office Spaces
For business owners, renovation is about functionality and branding. The costs here are calculated differently, often based on a per-square-foot (psf) basis. The timeline is also tighter, as businesses need to start operating quickly to cover rent.
Office Renovation Cost per Sq Ft
The cost to fit out an office varies by the grade of the building and the density of the design.
For a basic or economy fit-out, you are looking at $70 to $90 psf. This includes standard carpets, basic partition walls, standard lighting, and open-plan workstations. It is a functional setup suitable for back-end offices or startups.
For a mid-range fit-out, costs range between $85 and $110 psf. This level allows for better vinyl flooring, glass partitions for meeting rooms, custom reception desks, and pantry carpentry. This is the standard for most corporate offices in Singapore.
For a premium fit-out, the cost goes from $125 to over $200 psf. This involves high-end materials like marble or solid wood, advanced acoustic treatments, and integrated smart office technology.
Retail and F&B
Retail and Food & Beverage (F&B) renovations are generally more expensive than offices. F&B units require specialized work such as exhaust systems, grease traps, and gas piping. You also need to comply with strict fire safety regulations. Plumbing is a major cost here, as sinks and drainage must be positioned precisely. You should expect to pay at least 20% more than a standard office renovation for F&B outlets.
Reinstatement Costs
If you are leasing a commercial space, you must remember the reinstatement cost. When your lease ends, you are usually required to return the unit to its original "bare" condition. This involves hacking down all your partitions, removing the carpet, and patching up the walls. The current market rate for reinstatement is between $15 and $20 psf. It is a cost you must plan for at the end of your tenancy.
Renovation Cost Breakdown by Component
To understand why the total number is so high, we need to look at the individual components. A quotation from a contractor will list these out, and knowing what they mean helps you negotiate.
Hacking and Demolition
This is the first step of any major renovation. It involves removing built-in cabinets, hacking away floor tiles, and knocking down non-structural walls. It is labour-intensive and noisy. You also need to pay for permits from the HDB or your condo management. For a standard 4-room resale flat, hacking can cost between $2,000 and $6,000 depending on how much needs to be removed. If you are keeping the existing floor tiles, you can save a significant amount here.
Masonry and Tiling
Masonry refers to the cement and tiling works. This is often one of the most expensive parts of the bill. It includes constructing bases for kitchen cabinets, tiling the bathroom walls and floors, and plastering the walls to make them smooth.
The cost depends heavily on the material you choose. Ceramic tiles are the most affordable. Homogeneous tiles are harder and more durable, making them slightly more expensive. If you choose natural marble or granite, the cost for materials and the specialised labour to lay them will triple. In 2026, labour costs for tilers have risen, so expect masonry to take up a large chunk of your budget.
Carpentry and Joinery
Carpentry is usually the biggest expense in a Singaporean home renovation. This includes your kitchen cabinets, bedroom wardrobes, shoe cabinets, and TV consoles. In Singapore, carpentry is typically charged by "per foot run" (pfr).
The price varies based on the internal finish and the external laminate. Standard white PVC internal carcass is cheaper than coloured PVC or wood-grain finish. For external surfaces, using high-end laminates from reputable brands will increase the price. Custom carpentry is great for maximising space in small flats, but it drives up the cost significantly compared to buying loose furniture like Ikea shelves.
Plumbing and Electrical Works
These are the "unseen" costs that are vital for safety. For older flats, rewiring is not optional; it is a necessity. Old wires can cause power trips or even fires. A complete rewiring for a 4-room flat can cost between $3,000 and $5,000.
Plumbing involves replacing old iron pipes with new copper or PVC pipes. It also includes the labour for installing toilet bowls, basins, taps, and water heaters. Never scrimp on this section, as a water leak later on will cost much more to fix.
Painting and Wall Finishes
Painting is the finishing touch that brings the whole house together. A professional paint job does more than just colour the walls; it protects them. Contractors usually quote based on the number of colours and the type of paint used (e.g., anti-mould, easy-wash).
Standard painting for a 4-room flat ranges from $1,200 to $2,000. If you want "effect paint" that looks like cement or suede, the price is higher because it requires a skilled artisan to apply. A beautifully painted room changes the atmosphere entirely. It allows you to place simple decorations, like a bouquet of flowers in a glass vase, on a table and have it look like a magazine shoot. The wall colour serves as the backdrop for your daily life and your decor.
Flooring Options
If you are not using tiles, you have other options. Vinyl flooring has become the top choice for many Singaporeans. It is water-resistant, feels warmer to the feet than tile, and is relatively cheap, costing around $4 to $7 psf.
Parquet or solid wood flooring provides a luxurious feel but requires maintenance like grinding and varnishing. It costs upwards of $15 psf. Cement screed is popular for the industrial look but is prone to hairline cracks over time.
Factors That Inflate Your Renovation Bill
Even with a budget in mind, final bills often swell. Understanding the variables can help you keep expectations in check.
Property Age and Condition
The older the property, the more surprises you will find. Once the contractor starts hacking, they might discover spalling concrete on the ceiling or rusted rebar. These structural issues must be fixed for safety, and they are not usually included in the initial quote. Older flats also often have uneven walls, requiring more plastering work to make them straight enough for tiling or carpentry.
Material Choices
The gap between "standard" and "luxury" is vast. A solid surface countertop for your kitchen is functional and affordable. However, if you fall in love with a specific slab of Quartz or Sintered Stone, your kitchen budget could double. The same applies to laminates and fittings. Branded European hinges and drawer runners cost more than standard ones but last longer. You need to decide where to spend and where to save.
Interior Designer vs Contractor
Who you hire matters. An Interior Designer (ID) charges more because they provide a service. They conceptualise the design, provide 3D drawings, select materials with you, and project manage the entire timeline. Their fee is often built into the line items or charged as a separate design fee.
A contractor, on the other hand, is an executor. They will do exactly what you tell them to do. If you hire a contractor, you are the project manager. You need to come up with the design and coordinate the schedule. This is cheaper, but it requires a lot of your time and technical knowledge. If you make a mistake in the measurements or design, the contractor is not responsible for the design failure.
Hidden Costs You Must Budget For
Many homeowners look at the renovation quote and think that is the final number. It rarely is. There are several costs that are often excluded from the main contract.
Haulage and Debris Removal
Renovation creates a massive amount of waste. Contractors charge for "haulage," which is the labour and transport cost to move debris from your flat to the disposal site. In some cases, if the lift cannot be used and items must be carried down the stairs, additional charges apply.
Electrical Load Upgrades
If you are buying a resale flat and plan to install multiple air conditioners and an induction hob, the current electrical supply might be insufficient. You may need to apply to SP Services to upgrade the electrical load from 30 Amps to 40 Amps. This involves an application fee and labour costs for the licenced electrician to modify the distribution board.
Air Conditioning Piping
Installing new air conditioning involves running trunking (pipes) through your house. If you want to hide these pipes inside a false ceiling, you need to coordinate the air con installer and the false ceiling contractor. The piping itself costs money, and the length of the copper pipes affects the price. HDB owners often have to accept exposed trunking, but you can pay extra to have it painted to match the walls.
Professional Cleaning
After the renovation is done, the house will be dusty. A general sweep is not enough. You should budget for a professional chemical wash or deep cleaning. This removes cement stains from tiles, paint splatters from windows, and fine dust from inside the carpentry. This ensures your home is truly ready for you to move in.
Steps to Plan Your Renovation Budget
Planning a renovation can be overwhelming. Breaking it down into logical steps ensures you do not overspend.
- Assess your financial limit by checking your savings and available renovation loan options from banks.
- List down your "Needs" versus "Wants" to separate essential repairs from aesthetic upgrades.
- Get detailed quotations from at least three different firms, mixing both Interior Designers and direct contractors.
- Set aside a contingency fund of roughly 10% to 15% of your total budget to cover unexpected repairs.
- Finalise your material selection early to avoid last-minute changes that incur penalty fees.
Conclusion On Renovation Costs
Renovation costs in Singapore have risen in 2026 due to labour and material shortages, but creating a beautiful home or office is still possible with the right planning. Whether you are updating a modest BTO flat or fitting out a large commercial office, understanding the breakdown of costs helps you make smart decisions.
Remember that resale properties and older commercial units will always demand a higher budget due to reinstatement and repair works. By choosing the right materials and prioritizing essential works, you can control your spending.
If you have any questions or want to order a bouquet of flowers, please contact us. For expert assistance with your building needs, visit Esperto Paintworks to find professional commercial painting and home improvement.
Frequently Asked Questions About Renovation Costs
How Much Does It Cost To Renovate A 4 Room HDB In Singapore?
For a new BTO 4-room flat, the cost generally ranges from $42,000 to $55,000 since less work is needed. For a resale 4-room flat, the cost is higher, usually between $58,000 and $75,000. The price difference is due to the hacking of old tiles, electrical rewiring, and pipe replacement required in older units.
How Much Does It Cost To Renovate A 3 Room HDB In Singapore?
Renovating a 3-room BTO flat typically costs between $34,000 and $45,000. If you have a resale 3-room flat, you should budget between $45,000 and $60,000. The smaller floor area keeps material costs down, but essential repairs in resale units still add to the total bill.
Can I Renovate My HDB Myself?
You can manage the project yourself, but you cannot do certain works personally. You must hire HDB-licenced contractors for hacking, waterproofing, and window works. Electrical and plumbing work must also be done by licenced professionals. You can do simple things like painting or assembling loose furniture, but structural work requires a licence.
How Much Does A Simple Renovation Cost?
A simple renovation that focuses on the basics, painting, lighting, and minimal carpentry, can cost as little as $20,000 to $30,000. This assumes you are not hacking any walls or changing the flooring. This "light" renovation is popular for rental properties or homeowners on a tight budget.
What Is The Average Renovation Cost For A 5 Room HDB?
The average cost for a 5-room BTO flat is between $50,000 and $70,000. For a resale 5-room flat, the average jumps to between $70,000 and $100,000. The large size of the flat means more flooring materials, more paint, and often more carpentry are needed to furnish the space.
How Much Does It Cost To Renovate A Condo In Singapore?
New condos usually cost between $30,000 and $50,000 to renovate since they come with fitted kitchens and bathrooms. Resale condo renovations are more expensive, ranging from $45,000 to over $100,000. The wide range depends on the complexity of the design and the strictness of the condo management regarding work hours and access.
