HDB Renovation Costs by Flat Type (2026)
Costs below are for a full renovation including hacking, tiling, carpentry, painting, and electrical. Appliances, furniture, and feature items are excluded unless stated.
| Flat Type | Size | Budget | Mid-Range | Premium |
|---|---|---|---|---|
| 2-Room Flexi | ~45 sqm | $15,000–$25,000 | $25,000–$40,000 | $40,000+ |
| 3-Room | ~65 sqm | $25,000–$35,000 | $35,000–$55,000 | $55,000+ |
| 4-Room | ~90 sqm | $35,000–$50,000 | $50,000–$70,000 | $70,000+ |
| 5-Room | ~110 sqm | $45,000–$65,000 | $65,000–$90,000 | $90,000+ |
| Executive | ~130 sqm | $55,000–$80,000 | $80,000–$110,000 | $110,000+ |
Prices are indicative 2026 market rates in SGD including 9% GST. Final costs depend on condition of flat, materials chosen, and extent of works.
What Drives the Cost of an HDB Renovation?
Hacking & Demolition
Removing old tiles, walls, and fittings before new work can begin. Resale flats typically require significantly more hacking than BTOs. Expect $5,000–$15,000 for a full-flat hack.
Carpentry
Custom carpentry — kitchen cabinets, wardrobes, TV consoles, and feature walls — is the single largest cost driver in most renovations, often accounting for 30–40% of the total budget.
Tiling & Wet Works
Bathroom and kitchen tiling, waterproofing, and masonry. A full bathroom wet works package typically runs $4,000–$8,000 per bathroom.
Electrical & Lighting
Adding or relocating power points, rewiring, and installing lighting. A full HDB rewire with additional points typically costs $3,000–$7,000.
Painting
Professional painting for a 4-room flat (walls and ceilings) typically costs $1,500–$3,500 depending on paint quality and number of coats.
Flooring
Vinyl plank flooring is popular for cost and speed. Laminate and engineered timber are mid-range. Full-flat flooring typically costs $4,000–$12,000 depending on material.
HDB Renovation Permit: What You Need to Know
Before any renovation work begins, you must apply for an HDB Renovation Permit for certain categories of work. This is the legal requirement under HDB guidelines and is separate from any BCA approvals. Your contractor cannot legally commence notifiable works without it.
Works that require a permit:
- Demolition or construction of non-structural walls
- Waterproofing works to floor and walls
- Window replacements (must use HDB-approved window systems)
- Grille installation on windows and gate replacement
- Installation of additional toilets or bathrooms
- Roofing works (maisonettes and certain flat types)
- Any works affecting the common corridor or shared areas
How to apply
Via the HDB Reno App or HDB website under 'My Flat > Renovation'. Your contractor must be an ARC to submit on your behalf.
Fee per permit
$15–$20 per permit application. Multiple permits may be needed for different work categories.
Processing time
Typically 3–10 working days. Complex applications or those requiring neighbours' consent may take longer.
Renovation hours are strictly regulated: noisy works such as hacking and drilling are permitted Monday to Saturday, 9am–5pm only. No noisy renovation work is allowed on Sundays or public holidays. Contractors who breach these hours risk complaints and enforcement action by HDB.
HDB Approved Renovation Contractors (ARC)
HDB maintains a list of Approved Renovation Contractors (ARCs). For notifiable works — those requiring a renovation permit — you must use a contractor on this list. ARCs have agreed to HDB's Code of Practice for renovation works and carry the required insurance.
Why ARC status matters
For homeowners:
- Only ARCs can apply for renovation permits on your behalf
- ARCs carry third-party liability insurance (minimum $500,000 coverage)
- Recourse available through HDB if issues arise
Consequences of using non-ARC:
- Homeowner fined up to $5,000 for unauthorised works
- Works may need to be reversed at owner's expense
- No legal recourse through HDB dispute process
To verify an ARC, visit the HDB website and search the contractor's registration number under the ARC directory. Always check before signing any contract. Note that interior design firms often engage a registered ARC as a sub-contractor — this is acceptable provided the ARC is named in the renovation permit application.
Typical Renovation Timeline
A full renovation of a 4-room HDB flat typically takes 8–12 weeks from key collection to move-in. Here is a typical sequence of works:
Permit application & site prep
Submit renovation permit, deliver materials, set up site protection. Permit approval takes up to 10 working days.
Hacking & demolition
Remove existing tiles, partition walls, and fittings. This is the noisiest phase — strictly 9am–5pm Mon–Sat.
Masonry & wet works
Waterproofing, screeding, tiling of bathrooms and kitchen. Waterproofing requires curing time before tiling.
Carpentry & fabrication
Custom carpentry items (kitchen, wardrobes) are measured after hacking and fabricated off-site, then installed.
Electrical, plumbing & false ceiling
First fix electrical, plumbing rough-in, false ceiling framework. Requires Licensed Electrician (LEW) for electrical works.
Flooring & painting
Lay floor finishes, apply paint. Sequence matters — flooring typically before painting touchups.
Installation & snagging
Install lights, switches, sanitary ware, appliances. Final snagging and defect rectification before handover.
BTO vs Resale HDB: Key Renovation Differences
BTO Flat
- +12-month defect liability period — HDB rectifies structural and finishing defects at no cost
- +No hacking of previous renovation required — blank canvas
- +Lower renovation cost overall due to minimal demolition
- !Recommended to report all defects to HDB before commencing renovation
- !Some BTO flats are delivered without flooring or with only basic finishes — check your unit's condition
Resale Flat
- +Immediately available — no waiting for key collection (typically 3–5 year wait for BTO)
- −Existing renovation must often be hacked out, adding $5,000–$15,000 to cost
- −May have hidden defects (concealed pipes, electrical issues) revealed only after hacking
- −No defect liability period — all defects are buyer's responsibility
- !Commission an independent inspection before purchase to assess condition and renovation costs
Common Cost Overruns and How to Avoid Them
Scope creep during renovation
Agree on a detailed scope of works and bill of quantities before signing. Any changes during renovation should be in writing with agreed costs before work proceeds.
Hidden defects revealed after hacking
Build a 10–15% contingency buffer into your budget. For resale flats, budget higher. Some contractors offer a preliminary hacking inspection for a small fee.
Upgrading materials mid-project
Finalise all material selections before work starts. Tile and flooring changes mid-project can cause costly delays and reruns.
Underestimating carpentry costs
Carpentry is frequently the most underquoted item. Get line-item quotes with unit dimensions specified. Compare at least three quotes.
Permit delays stalling the project
Submit permit applications as early as possible — ideally before or immediately upon key collection. Factor 10 working days into your programme.
GST not included in quote
Always confirm whether quotes are inclusive or exclusive of 9% GST. GST-registered contractors must charge GST — verify the contractor's GST status.
Frequently Asked Questions
Can I renovate my BTO flat during the defect liability period?▾
What is 'hacking' in HDB renovation?▾
Do I need an interior designer or can I hire a contractor directly?▾
How long does a full renovation of a 4-room HDB take?▾
What does an HDB Renovation Permit cost?▾
What is typically included in a renovation package deal?▾
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