A 5-room HDB flat renovation in Yishun costs between S$17,490 and S$39,390 for standard whole-home scopes in 2026 — from a complete BTO bare unit package with vinyl flooring to a full resale whole-house renovation with tile hacking throughout. The right package depends on one critical question answered at your site assessment: does your flat need the overlay method or full hacking?
RenovationContractorSingapore.com (RCS) is an HDB Registered, BCA Registered, and BizSafe Level 3 Certified renovation contractor operating in Singapore since 2017. Every 5-room renovation in Yishun is backed by a 12-month written workmanship warranty, full HDB permit management, and transparent itemised pricing — no lump-sum quotes, no hidden costs, no mid-project surprises.
How Much Does a 5-Room HDB Renovation Cost in Yishun 2026?
The short answer: BTO bare unit packages start from S$17,490. Targeted wet-area packages (Kitchen + 2 Toilets) start from S$18,390 for BTO and S$24,490 for resale. Whole-house resale renovations start from S$31,190 (vinyl) or S$39,390 (full hacking).
| Scope | Starting Price | Method |
|---|---|---|
| BTO Bare Unit — Vinyl | S$17,490 | BTO |
| BTO Bare Unit — Tiles | S$19,790 | BTO |
| Kitchen + 2 Toilets BTO | S$18,390 | BTO Adhoc |
| Kitchen + 2 Toilets Resale | S$24,490 | Resale Overlay |
| Whole House Resale — Vinyl | S$31,190 | Resale Overlay |
| Whole House Resale — Hacking | S$39,390 | Resale Hacking |
All prices include 9% GST, HDB permit application, 3D design consultation, project management, debris removal, and 12-month workmanship warranty.
Overlay vs Full Hacking: Which Does Your Yishun Flat Need?
This decision determines your renovation method, scope, timeline, and total cost — and it is confirmed only after a mandatory site assessment.
Overlay installs new tiles and flooring directly over existing surfaces. No demolition, no waterproofing disruption. Faster, quieter, and significantly more cost-effective. RCS uses this method for BTO flats where original HDB waterproofing is intact and confirmed clean. For Yishun BTO owners who collected keys from 2019 onwards, overlay is almost always the correct starting point.
Full hacking removes every existing tile and finish layer down to bare concrete, followed by a completely new waterproofing membrane. For Yishun resale blocks built before 2010 — along Yishun Ring Road, Yishun Street 72, and Yishun Avenue 4 — full hacking is not a budget variable. It is a structural requirement. Waterproofing membranes 20–30 years old cannot perform safely under overlay. Attempting to do so creates inter-floor moisture damage that makes you legally liable for your neighbour's ceiling repairs — costs of S$3,000–S$6,000 on top of full rectification at your own expense.
5-Room BTO Renovation Packages — Verified Pricing
Every BTO package includes HDB permit application and management, 3D design consultation and drawings, dedicated project coordinator, site cleanup and chemical washing, and 12-month comprehensive workmanship warranty. Zero additional costs.
Bare Unit BTO — Standard
Complete BTO transformation covering full flooring across all rooms, bathroom scope with heater installation and accessories, service yard tiling, extended electrical scope with 12+ power outlets, and complete project management.
| Variant | Price | Timeline |
|---|---|---|
| Standard — Vinyl | S$17,490 | 4–5 weeks |
| Standard — Homogeneous Tiles | S$19,790 | 5–6 weeks |
Bare Unit BTO — Premium
Everything in Standard plus premium tile selections up to 300×600mm format, full bathroom wall and floor tiling with HDB-approved waterproofing, enhanced fixture selections, and upgraded materials throughout.
| Variant | Price | Timeline |
|---|---|---|
| Premium — Vinyl | S$17,890 | 4–5 weeks |
| Premium — Homogeneous Tiles | S$20,690 | 5–6 weeks |
→ Browse 5-Room BTO Renovation Packages
Targeted BTO Packages — Kitchen, Bathrooms & Cabinets
For Yishun 5-room BTO homeowners renovating specific rooms rather than the full flat.
Kitchen Cabinet BTO Package
Timeline: 7–10 working days
The fastest kitchen transformation available — for BTO flats where tiles and waterproofing are fully intact and only cabinetry requires replacement. Covers 10 linear feet of bottom cabinets with soft-close hinges, 10 linear feet of top cabinets with quality laminate finish, Quartz Tier 1 countertop, hood point electrical connection, internal carcass with ABS edge trimmings engineered for Singapore's year-round humidity, 3D design consultation, and complete debris removal.
| Variant | Price |
|---|---|
| Most Popular | From S$5,590 |
| Premium | S$6,090 |
Premium upgrade adds designer laminates, colour carcass options, pull-out internal storage accessories, and under-cabinet LED lighting.
Complete Kitchen BTO Package
Timeline: 3–5 weeks
Full kitchen renovation across all trades in one coordinated project. Approximately 20 linear feet of combined cabinetry with quartz composite countertops, stainless steel sink and mixer tap, complete plumbing connections, and full electrical wiring for hood, hob, oven, and all appliance outlets. All carcasses use minimum 18mm marine-grade plywood — never particleboard — with Blum or Hafele soft-close hinges rated for 50,000-plus cycles as standard on every package at no additional charge.
| Variant | Price |
|---|---|
| Most Popular (Overlay) | S$10,990 |
| Premium (Overlay) | S$11,590 |
2 Toilets BTO Package — Overlay
Timeline: 5–6 working days
Complete transformation of both bathrooms using the overlay method. Covers floor and wall tile overlay for both bathrooms, professional dismantling of all existing fixtures, 2 premium WC units with soft-close seats, 2 bidet spray sets, 2 designer basins with mixer taps, 2 rainshower systems with 8-inch heads, 2 storage water heaters installed and tested, complete accessories package, HDB-approved waterproofing, and RCS 48-hour water ponding test with full photo documentation.
| Variant | Price |
|---|---|
| Premium (Overlay) | S$10,490 |
Kitchen + 2 Toilets BTO Package ⭐ Most Popular
Timeline: 5–6 weeks
The most popular choice for Yishun 5-room BTO homeowners — complete kitchen and both bathrooms in one coordinated project. One team, one timeline, one permit process. Buying both scopes together eliminates double mobilisation, double site protection setup, and two periods of renovation disruption.
| Variant | Price |
|---|---|
| Standard | S$18,390 |
| Premium | S$18,990 |
→ Browse all Adhoc BTO Packages · Kitchen Cabinet Collection
5-Room Resale Renovation Packages — Verified Pricing
For Yishun resale 5-room homeowners in mature estates — particularly blocks built between 1990 and 2010. Whole-house packages address all accumulated issues across flooring, waterproofing, plumbing, electrical, cabinetry, and paintwork in one project.
Whole House Resale — Vinyl (Overlay)
Timeline: 6–8 weeks
Complete flat transformation using the vinyl overlay method where structural tile condition permits. Covers full kitchen renovation (cabinets, countertop, sink, mixer tap, backsplash tiling, plumbing, electrical), two complete bathroom renovations (tiles, HDB-approved waterproofing, WC, basin, shower, storage water heater, full accessories), vinyl flooring throughout all rooms, full-flat anti-mould painting, targeted electrical upgrades, HDB permit application, and complete debris removal.
| Variant | Price |
|---|---|
| Standard (Vinyl) | S$31,190 |
Whole House Resale — Full Hacking
Timeline: 8–12 weeks
The correct approach for Yishun resale flats with tiles older than 15 years, hollow tile sections, visible floor cracking, or unknown waterproofing history. Complete demolition throughout — every existing tile, cabinet, countertop, and outdated fitting removed and rebuilt from concrete up. Covers full hacking of all floor and wall tiles, complete new HDB-approved waterproofing membrane in both bathrooms, RCS 48-hour water retention test with photo documentation, full plumbing inspection, electrical upgrades where required, new homogeneous tile flooring throughout, full kitchen and bathroom rebuild, and complete painting.
| Variant | Price |
|---|---|
| Standard (Hacking) | S$39,390 |
→ Browse 5-Room Resale Renovation Packages · 5-Room Resale Collection
Adhoc Resale Packages — Kitchen, Bathrooms & Cabinets
For Yishun resale flat owners targeting specific rooms. All packages available in hacking and overlay methods — the correct method is determined by your flat's site assessment.
Kitchen Cabinet Resale Package
| Variant | Price |
|---|---|
| Most Popular | S$5,590 |
| Premium | S$6,190 |
Kitchen Resale Package
| Variant | Price |
|---|---|
| Standard (Overlay) | S$13,990 |
| Premium (Overlay) | S$14,590 |
| Standard (Hacking) | S$14,390 |
| Premium (Hacking) | S$14,990 |
2 Toilets Resale Package
| Variant | Price |
|---|---|
| Standard (Overlay) | S$11,490 |
| Premium (Overlay) | S$11,990 |
| Standard (Hacking) | S$11,990 |
| Premium (Hacking) | S$12,590 |
Kitchen + 2 Toilets Resale Package
The most cost-efficient resale option for Yishun homeowners renovating all wet areas together — one project, one permit process, one site mobilisation.
| Variant | Price |
|---|---|
| Standard (Overlay) | S$24,490 |
| Premium (Overlay) | S$25,490 |
| Standard (Hacking) | S$24,990 |
| Premium (Hacking) | S$25,990 |
→ Browse all Adhoc Resale Packages
5-Room BTO Resale Packages
For Yishun homeowners who purchased a resale flat originally developed as BTO — common in Yishun Ring Road, Yishun Avenue 4, and Yishun Street 72 estates built between 2003 and 2012. These packages address the hybrid condition: partial original BTO waterproofing in some areas combined with resale-level surface wear throughout.
| Variant | Price |
|---|---|
| Standard (Overlay) | S$11,490 |
| Standard (Hacking) | S$11,990 |
| Premium (Overlay) | S$11,990 |
| Premium (Hacking) | S$12,590 |
→ Browse 5-Room BTO Resale Packages
All Packages at a Glance
| Package | Variant | Price | Timeline |
|---|---|---|---|
| Bare Unit BTO | Standard (Vinyl) | S$17,490 | 4–5 weeks |
| Bare Unit BTO | Standard (Tiles) | S$19,790 | 5–6 weeks |
| Bare Unit BTO | Premium (Vinyl) | S$17,890 | 4–5 weeks |
| Bare Unit BTO | Premium (Tiles) | S$20,690 | 5–6 weeks |
| Kitchen Cabinet BTO | Most Popular | From S$5,590 | 7–10 days |
| Kitchen Cabinet BTO | Premium | S$6,090 | 7–10 days |
| Complete Kitchen BTO | Most Popular (Overlay) | S$10,990 | 3–5 weeks |
| Complete Kitchen BTO | Premium (Overlay) | S$11,590 | 3–5 weeks |
| 2 Toilets BTO | Premium (Overlay) | S$10,490 | 5–6 days |
| Kitchen + 2 Toilets BTO | Standard | S$18,390 | 5–6 weeks |
| Kitchen + 2 Toilets BTO | Premium | S$18,990 | 5–6 weeks |
| 2 Toilets BTO Resale | Standard (Overlay) | S$11,490 | 5–6 days |
| 2 Toilets BTO Resale | Standard (Hacking) | S$11,990 | 5–6 days |
| 2 Toilets BTO Resale | Premium (Overlay) | S$11,990 | 5–6 days |
| 2 Toilets BTO Resale | Premium (Hacking) | S$12,590 | 5–6 days |
| Kitchen Cabinet Resale | Most Popular | S$5,590 | 7–10 days |
| Kitchen Cabinet Resale | Premium | S$6,190 | 7–10 days |
| Kitchen Resale | Standard (Overlay) | S$13,990 | 3–5 weeks |
| Kitchen Resale | Premium (Overlay) | S$14,590 | 3–5 weeks |
| Kitchen Resale | Standard (Hacking) | S$14,390 | 3–5 weeks |
| Kitchen Resale | Premium (Hacking) | S$14,990 | 3–5 weeks |
| 2 Toilets Resale | Standard (Overlay) | S$11,490 | 5–6 days |
| 2 Toilets Resale | Premium (Overlay) | S$11,990 | 5–6 days |
| 2 Toilets Resale | Standard (Hacking) | S$11,990 | 5–6 days |
| 2 Toilets Resale | Premium (Hacking) | S$12,590 | 5–6 days |
| Kitchen + 2 Toilets Resale | Standard (Overlay) | S$24,490 | 5–7 weeks |
| Kitchen + 2 Toilets Resale | Premium (Overlay) | S$25,490 | 5–7 weeks |
| Kitchen + 2 Toilets Resale | Standard (Hacking) | S$24,990 | 6–8 weeks |
| Kitchen + 2 Toilets Resale | Premium (Hacking) | S$25,990 | 6–8 weeks |
| Whole House Resale | Standard (Vinyl) | S$31,190 | 6–8 weeks |
| Whole House Resale | Standard (Hacking) | S$39,390 | 8–12 weeks |
All prices include 9% GST, HDB permit, project management, 3D design, debris removal, and 12-month warranty.
BTO vs Resale: Key Differences for Yishun 5-Room
| Factor | BTO 5-Room | Resale 5-Room |
|---|---|---|
| Starting condition | Bare concrete shell — no finishes | Existing renovation requiring demolition |
| Waterproofing | Fresh installation on bare substrate | Full replacement mandatory for 15+ year systems |
| Hacking required | No, unless layout change requested | Full or partial based on tile age and condition |
| Electrical | New circuits from bare walls | Upgrade scope based on existing condition |
| Hidden defect risk | Very low | Higher — revealed only during hacking |
| Wet areas only | S$18,390 (Kitchen + 2 Toilets) | S$24,490 (overlay) / S$24,990 (hacking) |
| Whole home | S$17,490 – S$20,690 | S$31,190 – S$39,390 |
| Active timeline | 4–6 weeks | 6–12 weeks |
| Budget contingency | 5–10% | 10–15% |
HDB Permit Requirements for Yishun 5-Room Renovation
An HDB renovation permit is legally required for all works involving hacking, waterproofing, plumbing, or electrical circuits — and must be approved before any physical work begins on site.
Permit required for: floor and wall tile hacking, waterproofing membrane installation or replacement, any plumbing or drainage relocation, new electrical circuit installation or distribution board modifications, window replacement or modification, gas pipe connection or rerouting, and removal of non-structural walls.
No permit required for: cabinet replacement over existing structures, vinyl plank installation over existing intact tiles, interior repainting, countertop replacement over existing supports, and accessory or fixture replacement without plumbing changes.
Approved renovation hours in Yishun: General works: Monday–Saturday 9:00 AM–6:00 PM. Noisy works (hacking, removing finishes, tile cutting, heavy drilling): Monday–Friday 9:00 AM–5:00 PM only. No noisy works on Saturdays or on the eves of New Year's Day, Chinese New Year, Deepavali, Hari Raya Puasa and Christmas Day. No works on Sundays or public holidays (HDB). Noisy hacking is capped at 3 consecutive days per permit. Offences can lead to a fine of up to S$5,000 per offence on conviction (HDB).
RCS manages the entire HDB permit application process as a standard inclusion in every package. No additional charge.
The 48-Hour Ponding Test: Non-Negotiable
HDB requires a water test after bathroom floor finishes are replaced, but states no duration (HDB). RCS runs this test for 48 hours before tiles are laid. The bathroom floor is flooded with 20–30mm of water and monitored continuously for two full days. Any confirmed seepage to the unit below requires a complete redo of the waterproofing membrane. RCS performs and photo-documents this test on every bathroom project — submitted to the homeowner as part of the formal handover file. Contractors who skip this test to save one day transfer full legal and financial liability for inter-floor damage to you.
Renovation Financing Options
Bank Renovation Loan — Renovation loans are offered by banks and licensed financial institutions. Compare loan limits, tenures and interest rates with each lender before you sign.
CPF Ordinary Account — Not available. CPF savings cannot be used for renovation, improvement or repair work (CPF). Plan to pay from cash savings or a bank loan.
RCS uses a transparent progressive milestone payment structure: 10% deposit at contract signing → 30% at hacking and masonry completion → 30% at carpentry completion → 25% at all works completion → 5% retention released after defect rectification. Never pay more than 30% of your total contract value before physical work has verifiably commenced on site.
Project Timeline: Consultation to Move-In
| Phase | BTO | Resale |
|---|---|---|
| Site assessment and 3D design | 1–2 weeks | 1–2 weeks |
| HDB permit application and approval | 1–2 weeks | 1–2 weeks |
| Material procurement | 1–3 weeks | 1–3 weeks |
| Active construction | 4–6 weeks | 6–12 weeks |
| Final inspection and handover | 3–5 days | 3–5 days |
| Total: consultation to move-in | 8–13 weeks | 12–18 weeks |
5 Mistakes Yishun 5-Room Homeowners Must Avoid
1. Using particleboard kitchen cabinets. Particleboard swells and warps within 2–3 years in Singapore's 80–90% year-round humidity. The apparent saving results in full cabinet replacement at year 3–4. RCS uses minimum 18mm marine-grade plywood across all kitchen packages without exception — the single most important material specification in any Singapore kitchen renovation.
2. Skipping the waterproofing water test. HDB requires a water test after bathroom floor finishes are replaced (HDB). RCS runs it for 48 hours. Contractors who eliminate it to accelerate the schedule create inter-floor moisture damage that makes you legally and financially liable for your neighbour's ceiling repairs. RCS performs and photo-documents this test on every single bathroom project.
3. Starting physical work before HDB permit approval. Unpermitted hacking, waterproofing, or plumbing works carry fines of up to S$5,000 per violation plus mandatory restoration at your own expense. RCS handles all permit applications before any works commence on site.
4. Accepting a lump-sum quotation without itemisation. A single-line quote cannot be verified, compared accurately, or enforced if quality fails mid-project. Every RCS quotation specifies exact material brands, product references, quantities, and scope boundaries for every trade — nothing is left ambiguous.
5. Underestimating the resale contingency. Mature Yishun resale flats consistently reveal concealed defects during hacking — corroded plumbing joints, degraded electrical conduits, uneven floor substrates from decades of building settlement. Budget a 10–15% contingency above your quoted package price before signing any resale renovation contract.
Why Yishun Homeowners Choose RCS
RCS has held HDB contractor registration continuously since 2017 — HDB Registered, BCA Registered, and BizSafe Level 3 Certified. All credentials are independently verifiable through official Singapore government portals. Zero HDB violations. Zero stop-work orders. Projects completed on time and within quoted budgets.
Every RCS project delivers:
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Comprehensive 3D kitchen and bathroom visualisation before physical work begins
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Fully itemised written quotation specifying exact material brands and quantities
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Named, reachable dedicated project coordinator from permit application through to handover
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12-month comprehensive workmanship warranty with 48-hour inspection response for all claims
What is published on the RCS website is what you pay. No revision at handover. No surprise additions after site mobilisation.
Frequently Asked Questions
How much does a 5-room HDB renovation cost in Yishun in 2026?
BTO bare unit packages start from S$17,490 (vinyl, Standard). Kitchen + 2 Toilets BTO bundles start from S$18,390. Resale whole-house packages start from S$31,190 (vinyl overlay, Standard) or S$39,390 (full hacking, Standard). Targeted resale Kitchen + 2 Toilets packages start from S$24,490 (overlay). All prices include 9% GST, HDB permit, project management, and 12-month warranty.
What is the difference between vinyl overlay and full hacking for Yishun resale flats?
Vinyl overlay (from S$31,190) installs vinyl flooring throughout and avoids tile demolition where structural tile condition is sound — faster and more affordable for resale flats in good condition. Full hacking (from S$39,390) removes every existing tile and installs new homogeneous tile flooring from scratch — mandatory for flats with hollow tiles, cracked surfaces, uneven floors from settlement, or waterproofing of unknown age. A pre-renovation site assessment by RCS confirms which method your specific flat requires.
How long does a 5-room HDB renovation take in Yishun?
BTO packages: 8–13 weeks consultation to move-in. Resale whole-house: 12–18 weeks. Targeted Kitchen + 2 Toilets packages: 5–8 weeks. HDB permit approval time is included within all quoted timelines.
Does RCS manage the HDB permit for 5-room renovations in Yishun?
Yes. HDB permit application and management is a standard inclusion in every RCS package at no additional charge. A 5-room renovation may require multiple permits across different trades — RCS handles all of them from first document to final approval stamp.
What renovation working hours apply in Yishun HDB estates?
General works run Monday–Saturday, 9:00 AM–6:00 PM. Noisy works run Monday–Friday only, 9:00 AM–5:00 PM. Noisy works are not allowed on Saturdays or on the eves of New Year's Day, Chinese New Year, Deepavali, Hari Raya Puasa and Christmas Day. No works are permitted on Sundays or public holidays (HDB). Noisy hacking is capped at 3 consecutive days per permit period.
What warranty does RCS provide on 5-room renovation work?
A 12-month comprehensive workmanship warranty covering all carpentry, plumbing, electrical, tiling, waterproofing, and painting. All defect rectification within the warranty period is performed at no additional charge, with a 48-hour inspection response guaranteed for every warranty claim.
How do I verify RCS is a legitimate HDB-licensed renovation contractor?
Verify directly via HDB's Directory of Renovation Contractors on HDB InfoWEB before making any commitment. RCS has been continuously registered since 2017 with zero violations on record — verifiable at no cost.
Get Your Free 5-Room Site Assessment for Yishun
Whether collecting BTO keys at Yishun Beacon, purchasing a resale unit in a mature Yishun estate, or ready to transform your long-time family home — your process with RCS starts with a free, no-obligation site visit and a fully itemised quotation delivered within 24–48 hours. Weekday evening and Saturday appointments available.
📞 WhatsApp or Call: +65 8784 8742
🏢 Office: 31 Woodlands Close #03-06, Singapore 737855
🌐 RenovationContractorSingapore.com
⏰ Hours: Monday–Friday, 9:00 AM–6:00 PM | Saturday, 9:00 AM–1:00 PM
HDB Licensed Since 2017 · BCA Registered · BizSafe Level 3 · 12-Month Warranty
Serving Yishun, Hougang, Sengkang, Punggol, Tampines, and all HDB estates across Singapore.
