Planning a 5-room HDB renovation can feel overwhelming. With so many contractors offering different packages and varying price points, how do you know you're getting the best value? This comprehensive guide breaks down everything you need to know about renovating your 5-room HDB flat in Singapore, from realistic costs to what you should expect in quality packages.
Singapore's 5-room HDB flats are among the most spacious public housing options, typically ranging from 110 to 123 square meters. This generous space accommodates growing families comfortably, with three bedrooms, a sizable living area, and functional kitchen and dining spaces. However, the larger size also means renovation costs can vary significantly depending on your choices and flat condition.
Note: Pricing mentioned in this guide is based on standard packages. Actual costs may vary depending on your specific requirements, site conditions, and material selections. For accurate quotations tailored to your project, please contact us via WhatsApp or call +65 8784 8742.
Understanding 5-Room HDB Renovation Costs in 2025-2026
Let's talk about the real costs you'll encounter when renovating a 5-room HDB flat in Singapore. Based on current market rates in 2025, here's what homeowners are actually paying:
For BTO (Built-To-Order) Flats:
Basic move-in packages start from around S$7,490 for essential works like flooring, basic carpentry, and painting. If you want a more complete renovation with kitchen cabinets, bathroom upgrades, and quality finishes, comprehensive packages range from S$18,990 to S$20,690 that leave your home completely move-in ready.
For Resale Flats:
Resale renovations naturally cost more due to demolition work and replacement of aging fixtures. A standard package covering kitchen and two bathrooms typically ranges from S$24,490 to S$25,990, depending on whether you choose overlay or full hacking methods.
View all 5-Room BTO Packages →
View all 5-Room Resale Packages →
The difference in cost between BTO and resale isn't arbitrary—resale flats often require extensive hacking of old tiles, replacement of outdated plumbing and electrical systems, and repairs to worn fixtures. These additional works add both time and expense to your renovation budget.
What Affects Your 5-Room Renovation Budget?
Several key factors determine your final renovation cost:
Your Flat's Condition
BTO flats come with basic finishes but modern infrastructure. You're essentially adding your personal touches to a blank canvas. Resale flats, especially those 15-20 years old or older, may need complete infrastructure overhauls including rewiring, re-plumbing, and extensive demolition before new installations begin.
Material Quality Choices
This is where you have the most control over costs. Choosing homogeneous tiles at S$3-5 per square foot versus premium marble at S$10-15 per square foot makes a substantial difference. Similarly, laminate kitchen cabinets cost roughly half what solid wood or high-gloss finishes command. The key is finding the sweet spot between quality and budget that works for your family.
Carpentry and Built-In Storage
Carpentry consistently represents 30-40% of total renovation costs. A well-designed kitchen cabinet system alone can cost S$10,000 to S$20,000 depending on length and material quality. Bedroom wardrobes typically run S$2,500 to S$5,000 per room. When you add shoe cabinets, TV consoles, and study desks, carpentry costs accumulate quickly. However, quality built-in carpentry lasts 15-20 years and significantly improves daily living, making it a worthwhile investment.
Electrical and Plumbing Upgrades
Many homeowners underestimate these costs. Older resale flats often require complete rewiring to support modern electrical loads—think air conditioners, washing machines, dryers, smart home devices, and multiple phone charging points. This electrical upgrade can cost S$3,000 to S$5,000 but ensures safety and adequate capacity. Similarly, updating plumbing prevents future leaks that could damage your home and affect neighbors below.
5-Room BTO Renovation Packages
For BTO flat owners, you're starting with a new slate. Here are the typical package options that work well for different budgets and needs:
Entry-Level BTO Package: From S$7,490
This basic package suits first-time homeowners on tight budgets or investors preparing rental properties.
Package typically includes:
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Vinyl flooring for all three bedrooms with skirting
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Essential carpentry (basic shoe cabinet and simple wardrobe)
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Standard electrical points (8 outlets)
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Full house painting (2 coats with quality paint)
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Basic project management and coordination
Timeline: 3-4 weeks
This gets you moved in quickly, and many young families start here then progressively upgrade specific areas as their budgets grow over the following years.
Premium Entry Package: From S$8,190
Enhanced version with upgraded materials throughout. This includes premium commercial-grade vinyl flooring, additional storage solutions, more electrical points (12 outlets including USB charging), and superior paint finishes with anti-bacterial properties.
Complete BTO Package (Most Popular): From S$18,990
This is the most popular choice for families wanting a move-in ready home without needing additional contractors.
Comprehensive package typically includes:
Flooring:
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Premium homogeneous tiles (600x600mm) for living and dining areas
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Quality vinyl flooring for all three bedrooms with coordinated skirting
Kitchen:
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Complete kitchen cabinet system (10-12 feet of upper and lower cabinets)
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Engineered stone countertop with matching backsplash
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Stainless steel sink with quality mixer tap
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Basic electrical connections for appliances
Bathrooms:
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Two complete bathroom renovations with floor and wall tiling
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Quality fixtures including toilet bowls, basins, and shower screens
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Basic lighting and ventilation
General:
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Full house painting (2 coats) with quality paint
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Extended electrical points (15+ outlets including USB charging ports)
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LED downlights in common areas
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Complete project coordination with regular updates
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HDB permit applications handled entirely
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12-month comprehensive warranty on workmanship
Timeline: 6-7 weeks
Explore Complete BTO Packages →
Premium BTO Package: From S$20,690
For homeowners who want elevated finishes without breaking into luxury pricing:
Premium Features:
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Upgraded Tier 2 quartz countertops
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Premium brand fixtures (Grohe, Hansgrohe, or equivalent)
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Soft-close drawer and door systems throughout
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Designer laminate selections
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Enhanced storage solutions
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Smart home-ready electrical points
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Premium paint finishes
Timeline: 6-8 weeks
💬 Need a customized quote for your BTO flat? Chat with us on WhatsApp for instant response.
5-Room Resale Renovation Packages
Resale flat renovations present unique challenges and opportunities. Older flats allow you to completely reimagine layouts and modernize infrastructure, but require more extensive work compared to BTO units.
Kitchen + 2 Toilets Package (Overlay Method): From S$24,490
The overlay method works when existing tiles remain structurally sound. This time-saving, cost-effective approach delivers fresh modern aesthetics without extensive demolition.
Complete Package typically includes:
Kitchen Renovation (20 feet coverage):
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Complete upper and lower cabinet system
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Engineered stone countertop with backsplash
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New sink and tap
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Overlay tiling method
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New electrical points
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Under-cabinet LED lighting
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Soft-close hinges
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Pull-out storage accessories
Two Complete Toilet Renovations:
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Overlay tiling method
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New toilet bowls with concealed cisterns
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Quality basins with storage
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Glass shower screens (6mm)
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Water heater installation points
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LED mirrors
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Bathroom accessories
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Exhaust fans
Timeline: 6-8 weeks
View Resale Overlay Packages →
Kitchen + 2 Toilets Package (Hacking Method): From S$24,990
Full demolition approach enabling complete layout modifications and infrastructure modernization.
Complete Features include:
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Complete kitchen and bathroom hacking
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Fresh tile installation throughout
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20 feet new cabinet system
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New plumbing systems
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Modern electrical points
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Comprehensive waterproofing
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All new fixtures and fittings
Timeline: 6-8 weeks
View Resale Hacking Packages →
Premium Overlay Package: From S$25,490
Top-tier materials with time-saving overlay method:
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Tier 2 quartz countertops
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Premium Grohe/Hansgrohe fixtures
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Soft-close hardware throughout
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Designer tile selections
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Rain shower systems
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Enhanced storage solutions
Premium Hacking Package: From S$25,990
Ultimate transformation package:
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Complete demolition and rebuild
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Premium imported tiles
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Extended cabinets (22 feet)
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Top-tier fixtures throughout
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Smart storage solutions
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Professional layout optimization
💬 Planning a resale flat renovation? Contact us on WhatsApp for personalized advice and accurate quotation.
Specialized Kitchen Renovation Packages
Kitchen renovations significantly impact daily living quality. For 5-room flats, kitchens typically allow for more extensive cabinetry and better layouts.
Basic Kitchen Cabinet Package: From S$5,590
Package includes:
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10 feet upper and lower cabinets
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Quartz Tier 1 countertop
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Sink and tap
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Soft-closing hinges
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Installation
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12-month warranty
Perfect for budget-conscious renovations or rental properties.
View Kitchen Cabinet Packages →
Premium Kitchen Cabinet Package: From S$6,190
Premium upgrades:
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Designer laminates
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Color carcass options
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Premium soft-close hardware
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Pull-out storage
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Extended electrical points
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Under-cabinet LED lighting
Complete Kitchen Package: From S$11,290
Comprehensive solution:
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Full cabinet system
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Plumbing installation
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Electrical connections
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Backsplash tiling
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Under-cabinet lighting
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Project coordination
Complete Kitchen Premium: From S$11,790
Enhanced version with premium materials and extended features.
Full Kitchen with Hacking: From S$13,190
Complete transformation:
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Full demolition
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Fresh tiling
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New cabinets
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Plumbing upgrades
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Electrical rewiring
Full Kitchen with Hacking Premium: From S$13,790
Ultimate kitchen package with premium materials throughout.
💬 Need kitchen renovation advice? WhatsApp us now for instant consultation.
Bathroom Renovation Packages
Quality bathrooms affect daily comfort and home value significantly.
Standard bathroom renovation typically includes:
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Complete tiling (walls and floor)
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Glass shower screen (6mm)
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Toilet bowl with concealed cistern
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Basin with cabinet storage
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Water heater installation point
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LED mirror
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Premium waterproofing
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Exhaust fan
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12-month warranty
Timeline: 2-3 weeks per bathroom
Quality waterproofing prevents leaks affecting neighbors below—critical in HDB living.
View Bathroom Renovation Packages →
Understanding HDB Renovation Rules
HDB enforces strict regulations protecting building integrity and neighbor harmony:
Renovation Hours
Monday to Friday: 9:00 AM to 5:00 PM
Saturday: 9:00 AM to 1:00 PM
Sundays/Holidays: No noisy works
Violations result in warnings, fines up to S$5,000, and work stoppages.
Required Permits
Certain works require HDB approval:
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Hacking tiles
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Modifying plumbing
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Installing water points
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Electrical changes
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Removing walls
Professional contractors handle permit applications.
Official Resources:
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HDB Portal: www.hdb.gov.sg
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BCA Standards: www.bca.gov.sg
Financing Your Renovation
HDB Renovation Loans
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Up to S$30,000
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60 months tenure
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~3.5% interest
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2-3 weeks processing
Bank Personal Loans
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Up to 6x monthly income
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From 3.88% interest
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24-48 hour approval
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Flexible terms
Payment Structure
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10% deposit upon signing
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40% at 50% completion
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30% at 80% completion
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20% upon final completion
Maximizing Renovation Value
Prioritize Essentials
Focus on:
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Kitchen functionality
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Bathroom comfort
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Adequate storage
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Proper lighting
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Quality flooring
Choose Timeless Designs
Classic designs maintain appeal longer. Neutral palettes offer future versatility.
Invest Quality Where It Matters
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Quartz countertops (20+ years lifespan)
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Quality bathroom fixtures
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Durable flooring
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Quality cabinets
Frequently Asked Questions
How much for complete 5-room renovation?
BTO: S$18,000-S$25,000. Resale: S$40,000-S$75,000. Actual costs vary based on requirements.
How long does renovation take?
BTO: 4-7 weeks. Resale: 6-8 weeks. Complex projects: 10-12 weeks.
Can I live during renovation?
Not recommended due to dust, noise, and interruptions. Most families arrange temporary accommodation.
What warranty included?
12-month comprehensive warranty on workmanship from reputable contractors.
Do you handle HDB permits?
Yes, professional contractors handle all permit applications.
Can I pay in stages?
Yes. Standard structure: 10%-40%-30%-20% as work progresses.
Getting Started with Your Renovation
Ready to transform your 5-room HDB flat? Here's how to begin:
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Browse Packages
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Get Free Consultation
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WhatsApp: Chat with us instantly
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Phone: +65 8784 8742
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Schedule Site Visit
Free assessment of your flat with personalized recommendations. -
Receive Detailed Quote
Comprehensive quotation with itemized costs and timeline. -
Start Your Renovation
Clear contract, transparent pricing, and professional execution.
Contact RCS
📱 WhatsApp: Click to Chat
📞 Phone: +65 8784 8742
📧 Email: rcs@renovationcontractorsingapore.com
📍 Address: 31 Woodlands Close #03-06, Singapore 737855
🌐 Website: renovationcontractorsingapore.com
Business Hours:
Monday-Friday: 9AM-6PM
Saturday: 9AM-1PM
Sunday: Closed
Pricing Disclaimer: All prices mentioned are indicative and based on standard package configurations. Actual quotations may vary depending on your specific requirements, site conditions, material selections, and scope of work. For accurate pricing tailored to your project, please contact us for a free consultation and detailed quotation. We provide transparent, itemized quotes with no hidden costs.
