If you are planning a 5-room HDB renovation in Tampines and want numbers you can actually build a budget around — not the "S$40K–S$140K" guesswork from generic guides — this is the only page you need. Whether you just collected keys for a new BTO in Tampines Nova, bought a BTO resale unit along Tampines Street 83, or moved into an older resale flat in Streets 11, 22, or 33, the packages, pricing, and permitted methods work differently depending on your flat type and the condition of what is already there.
A 5-room flat is the largest standard HDB layout in Tampines, spanning roughly 110–115 sqm of floor area. That extra space compared to a 4-room means larger living and dining zones, a bigger master bedroom, and higher bare unit flooring costs — but the wet area packages (kitchen and toilets) remain identical in pricing because bathroom and kitchen sizes are standardised across HDB flat types.
All pricing in this guide is taken directly from the verified RCS 5-Room BTO collection page and RCS 5-Room Resale collection page, confirmed against live product listings as of April 2026.
5-Room BTO Package Pricing — All 14 Packages Verified
For a 5-room BTO flat in Tampines, renovation costs range from S$5,590 for kitchen cabinets only to S$20,690 for a full bare unit premium tiling package. RCS breaks 5-room BTO renovation into modular packages so you pay only for the scope you actually need:
Pricing note: All 14 BTO figures are verified against the live RCS 5-Room BTO collection page as of April 2026.
What Makes 5-Room BTO Pricing Different from 4-Room?
The wet area packages — kitchen cabinets, 2 toilets, kitchen full, and kitchen + 2 toilets combo — are identical in price across 3-room, 4-room, and 5-room BTO packages. That is because HDB kitchen and bathroom dimensions are standardised regardless of flat size. The only packages where the 5-room flat costs more are:
The S$1,000–S$1,300 premium covers the additional 20–25 sqm of living room, dining, and bedroom flooring in a 5-room flat. If you are only renovating the kitchen and toilets, the 5-room costs exactly the same as a 4-room.
Understanding Every BTO Package Type
Move-In Package — S$7,790 to S$8,490
Designed for new BTO owners who want the flat liveable from Day 1 without committing to a full renovation upfront. Covers essential electrical works, basic lighting, painting, and minor fittings — enough to move in comfortably while you plan the bigger works later. The S$7,790 standard option is the lightest-touch entry point for a 5-room flat.
Best for: Families collecting Tampines BTO keys who want to move in quickly. Plan the kitchen and toilets as Phase 2 once you have lived in the flat and know how you actually use the space.
Kitchen Cabinet Only — S$5,590 to S$6,190
Cabinet fabrication and installation only — no tiling, no plumbing rework. You get 10ft of bottom cabinets, 10ft of top cabinets, a quartz countertop, soft-close hinges, and a stainless steel dish rack. Your existing kitchen tiles, plumbing, and electrical connections stay as they are.
Best for: BTO owners whose kitchen tiles and plumbing are in good condition but want a properly designed cabinet setup instead of living with the builder's default. At S$5,590, this is the most affordable way to make a significant visual impact in the kitchen.
2 Toilets BTO Package — S$9,990 to S$10,390
A full renovation of both bathrooms — dismantling existing fixtures, tile overlay on floor and walls, new WC, bidet, basin with mixer tap, rainshower column, and a 15L storage water heater. Completed in 5–6 working days.
Best for: BTO owners who want both toilets transformed now while keeping the kitchen and living areas for later. In a 5-room flat with 4–5 household members, the toilets take the most daily wear — renovating them first makes an immediate difference to everyone's comfort.
Kitchen Full Package — S$11,290 to S$11,790
The complete kitchen renovation: tile overlay on floor and walls, 10ft bottom and top cabinets, quartz countertop, sink and tap, hood point electrical connection, and all finishing works. This is the full scope — not just cabinets.
Best for: BTO owners who cook daily and want a kitchen designed for actual use — proper cabinet layout, counter space for multiple cooks, and electrical connections that handle a hood, oven, and microwave simultaneously without tripping the breaker.
Kitchen + 2 Toilets Combo — S$18,390 to S$18,990
The most popular bundle for 5-room BTO owners in Tampines. Combines the full kitchen renovation and both toilet renovations into a single project — with a built-in discount versus buying separately.
The bundle savings: Kitchen Standard (S$11,290) + 2 Toilets Standard (S$9,990) = S$21,280 separately. The combo at S$18,390 saves you S$2,890 — a 13.6% discount — consolidated under one project manager, one timeline, and one warranty.
Bare Unit Package — S$17,490 to S$20,690
Covers the living room, dining area, and all three bedrooms — the dry areas that kitchen and toilet packages do not touch. Full floor tiling (or vinyl) across the entire unit plus skirting.
Tiles vs vinyl for a 5-room flat: A 5-room flat has approximately 110–115 sqm of floor area — the largest standard HDB layout. The cost difference between tiles and vinyl across the full unit is approximately S$2,300–S$2,800. Tiles last 15–20 years, stay cool in Singapore's climate, and require virtually no maintenance. Vinyl installs faster and suits homeowners who may change flooring within 8–12 years. For a family home you plan to stay in for the long term, tiles are the stronger investment.
5-Room Resale Package Pricing — All 16 Packages Verified
The 5-Room Resale collection page lists 16 distinct packages covering every combination of scope, method, and tier. For resale flats, both overlay and hacking options are available.
Kitchen & Cabinet Resale Packages
2 Toilets Resale Packages
Same-price insight: 2 Toilets Resale Premium (Overlay) at S$11,990 and 2 Toilets Resale Standard (Hacking) at S$11,990 are the same price but completely different scopes. Overlay gives you upgraded fixtures on existing infrastructure. Hacking gives you standard fixtures on a fully rebuilt foundation — new waterproofing, new piping, new doors. For flats older than 15 years, the hacking option at the same price is almost always the better long-term value.
Kitchen + 2 Toilets Resale Combo Packages
Bundle savings for resale: Kitchen Resale Standard Hacking (S$14,390) + 2 Toilets Resale Standard Hacking (S$11,990) = S$26,380 separately. The combo at S$24,990 saves you S$1,390. You also gain single project coordination, one permit application, and one unified warranty.
Whole House Resale Packages
The whole-house resale hacking package covers:
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Full hacking of living/dining, all 3 bedrooms, kitchen, and both toilets — floor and wall tiles
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Kitchen cabinet, sink support, mortar base, and fridge base demolished
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Both toilet fittings, piping, and doors removed
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Multi-layer waterproofing for kitchen and both toilets (non-shrink grout + K11 + 3-in-1 waterproof screed)
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New floor tiles for living/dining and all bedrooms with free skirting
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New floor and wall tiles for kitchen and both toilets
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Construction of new 10ft concrete base for kitchen cabinet
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10ft kitchen bottom cabinet + 10ft top cabinet with quartz countertop (Tier 1)
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Free 3 drawers with soft-closing runners, frosted glass dish rack door, 304 stainless steel dish rack
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WC × 2, bidet × 2, basin + tap × 2, instant heater with handshower × 2
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Sink + tap for kitchen
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New cold stainless steel piping for kitchen and both toilets
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Free washing machine point and tap
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2 new PD slide and swing toilet doors (aluminium panel)
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Hood point electrical connection + free installation of hood and hob
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Instant heater electrical points × 2 with water heater switch × 2
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Whole house painting with Nippon Vinilex (up to 3 colours) including door frames, toilet PVC pipes, and ceiling Matex white
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Free Rinnai hood and 3-burner hob
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Haulage, paper protection, debris clearance, chemical wash, and full general cleaning
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12-month workmanship warranty
Hacking vs Vinyl whole-house: The S$8,200 gap between the two whole-house options (S$39,390 vs S$31,190) comes entirely from the dry area flooring. The hacking package installs new porcelain tiles throughout living, dining, and all three bedrooms. The vinyl package uses vinyl flooring in those same areas. The wet area scope (kitchen hacking + both toilets hacking) is identical in both packages.
Browse all options on the 5-Room Resale Packages page.
5-Room BTO Resale Packages
If your Tampines flat is a BTO resale — purchased from a previous BTO owner after the Minimum Occupation Period — the infrastructure is no longer factory fresh but is not yet at end-of-life. BTO resale pricing sits between BTO and full resale, reflecting this intermediate condition.
Browse all BTO resale options on the 5-Room BTO Resale Packages page.
How to check your BTO resale flat's condition: Open the kitchen cabinet doors and inspect the base for dampness or crumbling mortar. Run every tap at full flow and time the drainage. Walk through both toilets and tap every tile — mark any hollow spots. If more than 5–10% of tiles sound hollow or you see moisture staining, hacking is the safer call.
How to Decide What You Need
New BTO — Tampines Nova, Tampines Bliss (Keys from 2026)
Your flat is within the 3-year TOP restriction. Hacking is not permitted. Everything is new. Choose based on priority:
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Tight budget, move in first: Move-In Package at S$7,790 — makes the flat liveable now; renovate kitchen and toilets in Phase 2
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Kitchen + toilets only: Kitchen + 2 Toilets Combo at S$18,390 — transforms every wet area while keeping the living room and bedrooms as-is
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Full transformation: Combo + Bare Unit — combines the kitchen + toilets bundle with full living area tiling for a complete renovation of the entire 110–115 sqm flat
Browse all BTO options on the 5-Room BTO Packages page.
BTO Resale — Tampines GreenBloom, GreenVerge, Earlier Batches
If your block's TOP date was more than 3 years ago, you can choose overlay or hacking. Start with the tap test on every tiled surface. If tiles are solid and the infrastructure looks healthy, overlay is the practical route. If you find hollow tiles, moisture staining, or corroded piping, hacking is the safer long-term decision.
Browse BTO resale options on the 5-Room BTO Resale Packages page.
Older Resale — Streets 11, 22, 32, 33 (Built 1980s–1990s)
For flats this old, partial renovation is rarely worth it. Two whole-house options are available:
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Hacking at S$39,390 — Full demolition and rebuild with new tiles throughout. Best for flats where the existing infrastructure is beyond useful life.
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Vinyl at S$31,190 — Same wet area rebuild but with vinyl flooring in dry areas. Saves S$8,200 and suits homeowners who may change flooring again within 8–12 years.
Browse all resale options on the 5-Room Resale Packages page.
HDB Rules That Affect Your 5-Room Renovation
The 3-Year Tile Restriction
HDB does not allow homeowners to remove or replace floor and wall tiles in wet areas within 3 years of the block's TOP date — not your key collection date. All BTO owners in Tampines Nova and Tampines Bliss are restricted to overlay for kitchen and toilet tiling. Dry area flooring (living room, bedrooms) is not subject to this restriction.
Permits for Hacking Works
Any work involving tile removal, floor demolition, or structural modification requires an HDB renovation permit. Processing takes 1–3 weeks; complex applications may take up to 4 weeks. Overlay does not require a permit. For all RCS hacking packages, the permit application is handled by RCS.
Hacking Hours
Hacking is only allowed on weekdays from 9:00 AM to 5:00 PM. No hacking on Sundays, Public Holidays, or eves of major holidays.
All renovation rules are published on the HDB official renovation portal. Verify your contractor on the HDB Directory of Renovation Contractors before signing anything.
How Long Does 5-Room Renovation Take?
A 5-room flat's larger floor area adds roughly 1 week to the bare unit timeline compared to a 4-room. For the wet area packages, timelines are identical regardless of flat size because bathroom and kitchen dimensions do not change.
For whole-house resale hacking, the flat is completely uninhabitable for the first 5–6 weeks. A 5-room project runs 8–12 weeks end-to-end — plan for alternative accommodation during the heaviest demolition and construction phases.
The Smart Way to Phase Your BTO Renovation
Not every 5-room BTO owner can — or should — commit S$40,000+ on Day 1. Phased renovation lets you spread cost over time without compromising quality.
Phase 1 (Move-in week): Move-In Package at S$7,790. Covers essentials. You move in comfortably within a week.
Phase 2 (3–6 months later): Kitchen + 2 Toilets Combo at S$18,390. After living in the flat for a few months, you understand how you actually use the space — and you make smarter design decisions for the wet areas.
Phase 3 (12–18 months later): Bare Unit Package at S$19,790 (tiles). Living area and all three bedrooms tiled to complete the transformation.
Total phased cost: S$7,790 + S$18,390 + S$19,790 = S$45,970 spread over 12–18 months. Each phase is done by the same contractor with the same warranty standard.
Why Tampines Homeowners Choose RCS for 5-Room Renovation
RCS has completed 5-room renovations across Tampines — from new BTO flats in Tampines North to resale blocks along Streets 11 and 33. Here is what matters:
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Modular package system. Pick only what you need — no pressure to buy scope you do not need.
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Bundle savings that add up. BTO kitchen + toilets combo saves S$2,890 versus buying separately. Resale combo saves S$1,390.
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New stainless steel piping on every hacking project. Old piping is replaced entirely — not patched, not reused.
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48-hour ponding test on all hacking projects. Waterproofing tested with standing water before any tile is laid.
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HDB-licensed and BizSafe 3 certified. Registered on HDB's Directory of Renovation Contractors.
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12-month workmanship warranty. Any defect within that period is fixed at no cost.
For a deeper look at how RCS approaches Tampines projects, see the Tampines Renovation Guide 2026.
Frequently Asked Questions
How much does 5-room HDB renovation cost in Tampines in 2026?
From S$5,590 for kitchen cabinets only to S$39,390 for a full whole-house resale hacking rebuild. The most popular BTO option — kitchen + 2 toilets combo — costs S$18,390 (Standard) to S$18,990 (Premium). Browse BTO options on the 5-Room BTO Packages page and resale options on the 5-Room Resale Packages page.
Is 5-room renovation really more expensive than 4-room?
Only for the dry area flooring. Kitchen, toilet, and kitchen + toilets combo packages are identical in price across 3-room, 4-room, and 5-room BTO flats. The only premium is S$1,000–S$1,300 more for bare unit flooring due to the additional 20–25 sqm of living and bedroom space.
Can I hack my new 5-room BTO flat in Tampines?
Not within the first 3 years from the block's TOP date. Overlay is the only permitted method for wet area tiling during this restriction period.
Should I renovate everything at once or in phases?
If you can comfortably afford S$18,390–S$39,390 upfront, doing everything in one project is more efficient. If budget is tight, phased renovation starting with the move-in package at S$7,790 lets you spread cost over 12–18 months.
Is the combo package really cheaper than buying separately?
Yes. For BTO: Kitchen Standard (S$11,290) + 2 Toilets Standard (S$9,990) = S$21,280. Combo = S$18,390 — saves S$2,890. For Resale Hacking: Kitchen (S$14,390) + 2 Toilets (S$11,990) = S$26,380. Combo = S$24,990 — saves S$1,390.
My 5-room Tampines resale flat is 30 years old. Can I just do the kitchen and toilets?
You can — the Kitchen + 2 Toilets Resale Standard (Hacking) at S$24,990 covers all wet areas. But for a 30-year-old flat, the whole-house package at S$39,390 addresses everything in one project so you do not need to revisit room-by-room over the next 3 years.
Hacking or vinyl whole-house — which should I pick?
The S$8,200 price gap comes entirely from dry area flooring. If your budget allows and you plan to stay 15+ years, the full hacking package with tiles (S$39,390) is the stronger long-term investment. If you want to save upfront or may change flooring within 8–12 years, the vinyl option (S$31,190) delivers the same wet area rebuild at a lower total cost.
How long is the whole renovation if I do everything?
For a BTO doing kitchen + toilets + bare unit: approximately 5–6 weeks. For a resale whole-house hacking: 8–12 weeks.
Ready to Start Your Tampines 5-Room Renovation?
Three steps to take now:
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Confirm your flat type and TOP date — this determines which packages you are legally allowed to choose and which pricing tier applies.
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Decide your scope — kitchen only? Toilets only? Both? Full house? Start with what matters most to daily quality of life and phase the rest if budget is tight.
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Select your package — browse verified 2026 pricing at 5-Room BTO Packages, 5-Room BTO Resale Packages, or 5-Room Resale Packages.
For an exact quote based on a physical assessment of your Tampines flat, book a no-obligation site assessment with RCS. RCS is HDB-licensed, BizSafe 3 certified, and has completed 5-room renovation projects across every precinct in Tampines.
Disclaimer: All package pricing is verified against live RCS collection pages (BTO and Resale) as of April 2026 and is subject to change. Confirm current pricing before making renovation decisions. HDB rules referenced are based on official HDB guidelines current as of April 2026.
