Renovation Costs Singapore 2026: Complete Price Guide for HDB and Condo Renovations
From a 3-room HDB refresh to a full condo gut renovation — realistic Singapore prices, regulations you must know, and how to get quotes you can actually trust.
Singapore Renovation Cost Summary by Flat Type (2026)
Prices below are all-in estimates in SGD for a full renovation (hacking, plumbing, electrical, carpentry, flooring, painting, and basic fittings). They exclude furniture and loose items. GST at 9% applies where the contractor is GST-registered.
| Flat Type | Size (approx) | Budget | Mid-Range | Premium |
|---|---|---|---|---|
| 2-room HDB | ~38 sqm | $18,000–$28,000 | $28,000–$40,000 | $40,000+ |
| 3-room HDB | ~65 sqm | $30,000–$40,000 | $40,000–$60,000 | $60,000+ |
| 4-room HDB | ~90 sqm | $40,000–$55,000 | $55,000–$75,000 | $75,000+ |
| 5-room HDB | ~110 sqm | $50,000–$65,000 | $65,000–$85,000 | $85,000+ |
| Executive HDB | ~130 sqm | $60,000–$75,000 | $75,000–$100,000 | $100,000+ |
| Condo (1-bed) | ~50 sqm | $35,000–$50,000 | $50,000–$70,000 | $70,000+ |
| Condo (3-bed) | ~100 sqm | $60,000–$80,000 | $80,000–$120,000 | $120,000+ |
Prices are indicative market ranges as of mid-2026. Actual costs depend on condition of existing finishes, scope of hacking, and contractor selected.
What Is Included in a Full Renovation?
A full Singapore home renovation typically covers the following trades and works. Each line item can be scoped individually if you only need partial works.
Interior Designer vs Renovation Contractor: Which Should You Use?
This is the most common question homeowners ask. The short answer: interior designers cost more but manage everything; direct contractors are cheaper but require you to coordinate trades yourself.
Interior Designer (ID)
- +Single point of contact for all trades
- +3D design concepts and space planning
- +Project management included
- +CaseTrust accreditation more common
- −ID fees add 15–25% to total cost
- −Sub-contractors may vary in quality
Direct Renovation Contractor
- +15–25% cheaper than using an ID
- +Direct communication with workers
- +Faster decision-making on changes
- −You coordinate plumber, electrician, etc.
- −No design service or 3D visualisations
- −Higher risk of cowboy operators
Renovation Cost Breakdown by Trade
Understanding where your renovation budget goes helps you prioritise and spot overpriced line items in a quotation. For a typical 4-room HDB renovation at $55,000:
Kitchen cabinets, wardrobes, storage. The biggest variable — custom joinery costs significantly more than modular.
Tiles are cheapest ($3–$8/sqft), vinyl mid-range ($4–$10/sqft), timber and marble at the premium end.
Demolition, tiling, screeding, and plastering. Cost rises sharply if extensive hacking is required.
EMA-licensed electrician required. DB board upgrade adds $800–$1,500 alone.
PUB-licensed plumber required. Toilet and kitchen plumbing, sanitary ware installation.
Walls and ceilings. Feature walls, textured finishes, and wallpaper sit at the higher end.
Plasterboard ceiling with cove lighting is popular but adds cost. LED fittings included.
Main door, bedroom doors, window grilles, and minor works.
Key Regulations Every Singapore Homeowner Must Know
Singapore has strict rules governing home renovation. Breaching them risks fines, mandatory reinstatement, and voiding your flat's structural warranty.
HDB Renovation Permit
Required before carrying out structural works in any HDB flat. This includes hacking of walls, floor finishes in wet areas, and alterations to toilets or kitchens. Apply through HDB InfoWEB. Only ARC-listed contractors may apply on your behalf. Permit approval takes 1–3 business days.
HDB Approved Renovation Contractor (ARC) List
Contractors on HDB's ARC list are vetted and insured to carry out structural works in HDB flats. Using a non-ARC contractor for structural works is illegal and voids your renovation permit. Always verify ARC status on the official HDB website before signing any contract.
Renovation Hours (Strictly Enforced)
Noisy renovation work — including hacking, drilling, and sawing — is only permitted Monday to Saturday, 9am to 5pm. No noisy work is allowed on Sundays or public holidays. Quiet works such as painting may extend to 10pm. Breaches are reported to HDB and can result in stop-work orders and fines.
BCA-Registered Contractors
The Building and Construction Authority (BCA) grades contractors from G1 (projects up to $100,000) to G8 (unlimited value). For large-scale renovations or private property work, check that your contractor holds an appropriate BCA grading. BCA registration is separate from HDB ARC status.
Licensed Plumbers (PUB) and Electricians (EMA)
All plumbing work on internal pipes must be carried out by a PUB-licensed plumber. All electrical works must be carried out by an EMA-licensed electrical worker (LEW). Unlicensed work is illegal, fails inspections, and invalidates home insurance claims. Ask to see the licence number before work begins.
CaseTrust / CASE Accreditation
CaseTrust for Renovation (under the Consumers Association of Singapore) is a voluntary accreditation for renovation firms. Accredited firms follow staged payment terms, provide proper contracts, and have a dispute resolution process. Look for the CaseTrust logo — it is a meaningful marker of accountability.
How to Compare Renovation Quotes in Singapore
Getting multiple quotes is essential — not just to find the cheapest price, but to understand what is and is not included in each proposal.
- 1Get at least 3 itemised quotesNever accept a lump-sum quote. Insist on line-by-line breakdowns showing materials, quantities, and labour for each trade. This makes comparison meaningful and exposes omissions.
- 2Verify ARC status and licences before meetingCheck the HDB ARC directory online before you even invite a contractor to quote. For electricians and plumbers, ask for their EMA/PUB licence number and verify it on the respective authority's website.
- 3Check CaseTrust accreditationCaseTrust-accredited firms follow the CASE standard contract, which includes staged milestone payments, a defects liability clause, and a formal dispute process. Prioritise accredited firms for larger projects.
- 4Insist on staged payment termsA typical payment schedule: 20% upon contract signing, 30% before work starts, 40% at agreed milestones, and 10% withheld until defects are rectified. Never pay more than 20% upfront. Full upfront payment is a major red flag.
- 5Confirm GST treatmentAsk whether quoted prices include or exclude GST. Contractors with turnover above $1 million must charge 9% GST. A quote that looks cheapest before GST may not be after. Confirm in writing.
- 6Set aside a 10–15% contingencyHidden defects discovered during hacking, material price movements, and scope changes are common. Budget a contingency from day one so surprises do not derail the project.
Related Singapore Guides
Explore detailed breakdowns for specific trades and contractor types in Singapore.
Frequently Asked Questions
How long does a typical HDB renovation take in Singapore?
A full HDB renovation typically takes 6 to 12 weeks depending on the scope of work. Basic cosmetic renovations (painting, flooring, minor carpentry) can be completed in 3 to 4 weeks. Full gut renovations involving hacking, plumbing, and extensive carpentry take 8 to 12 weeks. Delays are common due to permit approvals, material lead times, and contractor scheduling.
How do I apply for an HDB Renovation Permit in Singapore?
HDB Renovation Permits are applied for online via the HDB InfoWEB portal. Your contractor must be on HDB's Approved Renovation Contractor (ARC) list to carry out structural works such as hacking of walls, flooring works, and toilet or kitchen alterations. Applications typically take 1 to 3 business days to approve. Permits are required before any structural work begins.
What is the difference between budget, mid-range, and premium renovation tiers in Singapore?
Budget renovations ($30,000–$50,000 for a 4-room HDB) use laminate finishes, standard fittings, and prefabricated carpentry. Mid-range ($50,000–$80,000) uses higher-quality materials such as engineered timber floors, semi-custom carpentry, and branded sanitary ware. Premium renovations ($80,000 and above) involve custom joinery, luxury tiles, high-end appliances, full interior designer fees, and premium finishes throughout.
How do I spot a cowboy contractor in Singapore?
Warning signs include no physical business address, no BCA registration or ARC listing, quotes that are 30% or more below average market rates, requests for full upfront payment, no written contract or itemised quotation, and no CaseTrust or CASE accreditation. Always verify a contractor's HDB ARC status on the HDB website and check BCA's directory for their grading before signing any contract.
What causes renovation cost overruns in Singapore?
The most common causes of cost overruns are scope changes mid-project (additions or upgrades), discovery of hidden defects such as water seepage or faulty wiring once hacking begins, material price increases, delays causing extended rental costs, and contractors sub-contracting to cheaper workers without disclosure. A detailed itemised contract, a 10% contingency budget, and staged payment terms tied to milestones help manage overruns.
Is GST charged on renovation work in Singapore?
Yes. GST at 9% (effective January 2024) applies to renovation services provided by GST-registered contractors and interior design firms with annual turnover above $1 million. Smaller contractors not registered for GST will not charge GST. Always check whether quoted prices are inclusive or exclusive of GST, as this significantly affects your final bill.
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