Planning an HDB renovation in Singapore demands more than browsing Pinterest boards and collecting contractor quotes. Most homeowners enter this process blind to the cost drivers that separate a $35,000 renovation from a $95,000 project—then wonder why their budget imploded halfway through the build. Industry data shows renovation costs across Singapore contractors vary by 40 to 60 percent for identical flat types, driven by material tier selection, scope of structural work, and whether you're renovating a bare BTO unit or an aging resale flat that needs complete system upgrades.
Understanding these cost factors before you sign contracts prevents the budget overruns and mid-project compromises that derail smooth move-ins. At Renovation Contractor Singapore, we've delivered over 300 HDB renovations across every flat configuration—from compact 3-room BTOs to spacious 5-room executive units. This guide breaks down actual 2026 renovation costs using verified pricing, government compliance requirements, and component-level analysis that helps you budget accurately and spot overpriced quotes instantly.
Why HDB Renovation Costs Vary Dramatically in 2026
Three variables determine whether your HDB renovation costs $30,000 or $90,000: your flat's starting condition, the scope of structural changes required, and your material quality selections. These factors compound rather than add linearly—resale flats with extensive hacking and premium finishes cost exponentially more than BTO units with standard specifications.
BTO vs Resale: The Fundamental Cost Gap
BTO flats arrive in bare condition with basic electrical points already installed, plumbing roughed in, and fresh waterproofing applied to bathrooms. Your renovation budget focuses entirely on building out functional spaces—installing kitchen cabinets, laying flooring, adding bathroom fixtures, and creating storage solutions through carpentry. Contractors work efficiently because the blank canvas eliminates demolition labor, waste disposal logistics, and surprises hidden behind existing finishes.
Resale flat renovations operate under completely different economics. Units aged 15 to 40 years carry outdated electrical wiring designed for loads one-third of modern requirements, deteriorated plumbing systems prone to leaks, aging waterproofing that fails within months of new tile installation, and finishes cracked or stained beyond repair. Your renovation must start with destruction before reconstruction begins.
Hacking away old tiles generates substantial waste disposal costs—a typical 4-room resale renovation produces 3 to 5 tons of debris requiring proper disposal at government-approved facilities. Electrical rewiring adds $3,500 to $6,500 to accommodate modern appliance loads including air conditioning, washing machines, water heaters, and the dozens of device chargers contemporary households demand. Plumbing replacement for corroded galvanized pipes runs $2,500 to $4,500 depending on extent of corrosion and layout complexity.
This foundational work costs $8,000 to $18,000 before any visible improvements appear—explaining why resale renovations always cost substantially more than BTO equivalents even with identical finish specifications.
Material Tier Selection: Your Biggest Cost Lever
After flat condition, your material choices drive renovation costs more than any other variable. Entry-level materials deliver functional performance at minimum cost. Mid-range options provide better aesthetics and improved durability. Premium materials offer superior appearance and longevity but cost 40 to 80 percent more than mid-range equivalents.
Flooring demonstrates this range clearly. Basic vinyl planks at $3 to $5 per square foot installed provide adequate durability for light traffic. Mid-range 5mm luxury vinyl tile (LVT) with enhanced wear layers costs $5 to $7 per square foot while delivering superior scratch resistance and more realistic wood grain patterns. Premium vinyl flooring with 7mm thickness and advanced locking systems reaches $8 to $11 per square foot. Multiply these per-unit differences across 600 to 1,000 square feet of flooring, and material selection alone swings your flooring budget by $2,400 to $6,000.
Kitchen countertops show similar multiplication effects. Basic laminate countertops cost $800 to $1,500 for standard kitchen configurations. Engineered quartz surfaces popular for their heat resistance and easy maintenance run $2,200 to $3,800. Premium natural stone options exceed $5,000 before installation. When you multiply countertop decisions across other components—cabinet finishes, bathroom tiles, sanitary fixtures, lighting—material tier choices easily shift total project costs by $15,000 to $35,000.
Carpentry: The Single Largest Expense Category
Built-in carpentry consumes 35 to 45 percent of typical HDB renovation budgets, making it the dominant cost driver for most projects. This category encompasses kitchen cabinets, bedroom wardrobes, TV consoles, shoe cabinets, study tables, and all custom storage solutions.
A basic 3-room kitchen requires 10 to 14 linear feet of cabinetry including base cabinets, wall cabinets, and countertops. Standard specifications using melamine finish and laminate countertops cost approximately $450 to $650 per linear foot installed. Upgraded kitchens with better cabinet finishes and quartz countertops run $700 to $950 per linear foot. Premium custom kitchens featuring lacquered finishes, stone countertops, and high-end hardware exceed $1,100 per linear foot.
Bedroom wardrobes add another substantial line item. Simple reach-in wardrobes spanning 6 feet in basic melamine finish cost $1,800 to $2,800. Floor-to-ceiling built-ins with internal organizers, soft-close mechanisms, and better finishes range from $4,000 to $7,500 per wardrobe. Master bedroom walk-in closet systems in premium finishes can exceed $12,000 for comprehensive installations.
Understanding this carpentry cost structure helps you prioritize spending wisely. Invest in quality kitchen cabinets that endure daily use and moisture exposure. Bedroom wardrobes can use mid-range specifications without functional compromise. Decorative TV console designs can scale to available budget since they face minimal wear and stress.
Complete Cost Breakdown by HDB Flat Type
3-Room HDB Renovation Costs: Entry-Level Investment
Three-room HDB flats typically measure 60 to 65 square meters, making them the smallest standard configuration available. These compact units serve first-time homeowners, young couples, and singles well—but the limited space demands efficient layouts and smart storage solutions to avoid claustrophobic living conditions.
BTO 3-Room Renovation Budgets
Our 3-room BTO renovation packages start from $7,290 for basic move-in packages that deliver immediate livability. These entry packages focus on essential wet area renovations—kitchen and bathrooms receive complete installations with functional cabinets, reliable fixtures, and proper waterproofing. Living areas and bedrooms remain in bare condition for homeowners to outfit gradually as budgets allow.
Comprehensive bare unit packages at $12,990 transform the entire flat into move-in condition. These packages include premium 5mm LVT vinyl flooring throughout living areas and bedrooms, complete kitchen renovation with 12 linear feet of cabinets and quartz countertops, both bathrooms fully renovated with proper waterproofing and durable fixtures, professional painting using premium brands like Nippon or Dulux, all required electrical works with sufficient power points, and our standard 12-month comprehensive warranty.
Homeowners wanting enhanced finishes can select premium specifications at $16,990 to $19,990. These upgraded packages incorporate better cabinet finishes, rainfall showerheads, LED mirror cabinets, enhanced lighting design with multiple circuits, and additional carpentry elements like shoe cabinets or display shelving.
Resale 3-Room Renovation Budgets
Resale 3-room flats demand higher budgets due to demolition requirements and system upgrades that older units require. Standard overlay renovations start from $25,000—this approach installs new finishes over existing tiles wherever structurally sound, minimizing demolition work and reducing project timelines by 2 to 3 weeks.
Complete hacking renovations for resale 3-room flats range from $35,000 to $55,000 depending on scope of structural changes and finish quality selections. Hacking removes all existing finishes down to bare concrete, allowing complete layout reconfiguration, ensuring fresh waterproofing throughout, and eliminating concerns about problems hidden under old surfaces.
The $10,000 to $15,000 premium for complete hacking delivers peace of mind through verified structural soundness, brand-new waterproofing systems with proper warranties, upgraded electrical wiring meeting current code requirements, and flexibility to redesign layouts optimizing your space utilization.
For detailed 3-room pricing comparisons and package specifications, review our comprehensive 3-room flat renovation cost guide that breaks down every component with current 2026 pricing.
4-Room HDB Renovation Costs: The Most Popular Configuration
Four-room HDB flats represent Singapore's most common public housing configuration, typically spanning 90 to 95 square meters with three bedrooms, kitchen, two bathrooms, and combined living-dining space. The larger floor area provides comfortable family living while remaining affordable compared to executive options—but proportionally higher renovation costs reflect the additional space requiring finishes and furnishings.
BTO 4-Room Renovation Budgets
Our 4-room BTO renovation packages deliver comprehensive whole-house solutions starting from $16,390 for standard bare unit specifications. This pricing includes complete kitchen renovation with 18 to 22 linear feet of cabinetry and quartz countertops, both bathrooms fully renovated with proper waterproofing and quality fixtures, premium vinyl flooring throughout approximately 650 square feet of living areas and bedrooms, comprehensive electrical installation with adequate power points and LED lighting, professional painting covering all walls and ceilings, and full project coordination.
Premium 4-room BTO packages at $19,390 upgrade material specifications across every component—better cabinet finishes with soft-close hardware, enhanced bathroom fixtures including rainfall showers and LED mirrors, improved lighting design with dimmer controls, and additional carpentry elements that maximize storage in compact Singapore flats.
Many 4-room homeowners choose targeted wet area packages when overall budgets are constrained. Our kitchen and 2 toilets combination packages start from $19,990 and focus renovation investment on high-impact areas seeing daily use. This strategic approach delivers fully functional, attractive wet areas while deferring bedroom carpentry and living area enhancements to future phases when finances recover.
Resale 4-Room Renovation Budgets
Resale 4-room renovations demand substantially higher budgets reflecting the additional demolition, system upgrade, and repair work that older flats require. Our 4-room resale renovation packages start from $30,490 for whole-house overlay renovations using vinyl flooring, scaling to $37,490 for comprehensive hacking renovations with complete demolition.
Standard resale packages using overlay methods provide cost-effective updates for flats in reasonable condition—existing tiles remain intact where sound, new vinyl flooring installs over old surfaces, and bathroom renovations proceed with selective hacking only where waterproofing has failed. This approach saves $5,000 to $8,000 in demolition and disposal costs while reducing project timelines from 9 weeks to 6 weeks.
Complete hacking renovations suit resale flats aged over 20 years where electrical, plumbing, and waterproofing systems have reached end-of-life. These comprehensive projects cost $50,000 to $80,000 depending on finish selections but deliver completely refreshed units with modern systems meeting current Building and Construction Authority (BCA) codes and HDB structural requirements.
Component allocation in typical $55,000 resale 4-room renovations breaks down approximately as follows: carpentry including kitchen and built-ins consumes 38 percent or $20,900; wet works including bathroom renovations and waterproofing takes 28 percent or $15,400; electrical and plumbing upgrades use 16 percent or $8,800; flooring accounts for 12 percent or $6,600; with painting and project management covering the remaining 6 percent or $3,300.
Explore detailed 4-room pricing with component breakdowns in our 4-room HDB renovation cost guide featuring current market rates and specification comparisons.
5-Room HDB Renovation Costs: Maximum Space, Maximum Investment
Five-room HDB flats offer the most spacious public housing option available, typically measuring 110 to 120 square meters with three or four bedrooms, larger kitchen and bathroom spaces, and expansive living-dining areas. The increased square footage provides comfortable multi-generational living but drives renovation costs higher through proportionally greater material quantities and extended labor hours.
BTO 5-Room Renovation Budgets
Our 5-room BTO renovation packages start from $17,490 for standard bare unit specifications with vinyl flooring, scaling to $20,690 for premium packages incorporating upgraded tile flooring. These comprehensive solutions cover approximately 850 to 1,000 square feet of living space with complete kitchen renovation featuring extended 24 to 28 linear feet of cabinetry matching the larger floor plan, both bathrooms fully renovated with proper waterproofing and durable fixtures, premium vinyl or tile flooring throughout all living areas and bedrooms, complete electrical installation with adequate circuits for modern loads, professional painting, and comprehensive project coordination.
Mid-range specifications at $17,890 to $18,990 represent the optimal value point for most 5-room homeowners—delivering quality materials proven through hundreds of installations, professional workmanship, and comprehensive warranties without the premium finish costs that add expense but minimal functional benefit.
Resale 5-Room Renovation Budgets
Resale 5-room renovations demand the highest budgets in HDB public housing, starting from $31,190 for basic overlay projects and reaching $39,390 or higher for extensive hacking renovations with premium specifications. Most resale 5-room projects fall between $55,000 to $85,000 when homeowners execute comprehensive updates across all spaces with mid-range to premium finishes.
The larger floor area in 5-room flats multiplies material costs proportionally—you're tiling more bathroom area, laying more flooring, painting more wall surface, and building more linear feet of kitchen cabinetry. Labor hours also increase because contractors need additional time to complete the expanded scope even using identical methods and specifications.
For example, vinyl flooring installation in a 3-room flat typically requires 1.5 days for a standard crew. The same crew needs 2.5 to 3 days to complete a 5-room flat due to the additional square footage requiring cutting, fitting, and installation. Kitchen cabinet installation extends from 3 days in a 3-room configuration to 5 days in a 5-room layout because of the longer cabinet runs, additional units, and extended countertop fabrication. These timeline differences directly impact labor costs before considering any differences in material specifications.
Visit our comprehensive 5-room HDB renovation cost guide for detailed pricing analysis across all package tiers and finish options with current 2026 market rates.
Component-Level Cost Analysis: Where Your Money Actually Goes
Understanding renovation costs at the component level helps you make informed trade-off decisions and identify overpricing in contractor quotations. Here's what each major category involves and what you should expect to pay in Singapore's current market.
Kitchen Renovation: High-Impact Investment
Kitchen renovations deliver the highest return on investment in any HDB renovation because these spaces endure daily use, require specialized waterproofing and plumbing expertise, and dramatically impact home functionality. A well-executed kitchen renovation lasts 15 to 20 years with proper maintenance, while poor workmanship creates leaks, cabinet failures, and safety issues within 3 to 5 years.
Our kitchen renovation packages start from $5,590 for standard specifications suitable for 3-room to 5-room flats. This pricing includes complete hacking of existing kitchen including demolition of old cabinets, tiles, and fixtures; professional waterproofing of floor and lower walls with proper membrane systems; new homogeneous tiles for walls and flooring with slip-resistant ratings; solid plywood kitchen cabinets (not particleboard) spanning 10 to 14 linear feet depending on layout; engineered stone quartz countertops with undermount sink; quality mixer tap with ceramic disc valves; updated electrical wiring meeting BCA requirements; plumbing installation to current standards; and professional chemical washing upon completion.
Premium kitchen packages at $6,190 upgrade cabinet finishes to lacquered surfaces providing smoother appearance and better moisture resistance, enhance hardware to soft-close mechanisms on all doors and drawers, upgrade to larger single-bowl sinks better suited for Singapore cooking, and include enhanced lighting design with under-cabinet task lighting.
The layout of your kitchen dramatically impacts final costs beyond base specifications. Galley kitchens require the least cabinetry, typically 10 to 14 linear feet for functional storage. L-shaped kitchens common in 4-room flats need 16 to 22 linear feet. U-shaped or island kitchens popular in 5-room units demand 24 to 32 linear feet of cabinetry—directly multiplying material and installation costs.
Wet and dry kitchen configurations in larger flats add $8,500 to $15,000 to standard packages because you're essentially building two functional kitchens—a compact wet kitchen for heavy cooking with proper ventilation and sealed finishes, plus an open dry kitchen for meal prep and serving with aesthetic cabinets matching living area designs.
Bathroom Renovation: Critical Waterproofing Standards
Complete bathroom renovation encompasses far more than the visible tiles and fixtures most homeowners focus on initially. The critical work happens in waterproofing application, floor screeding, drainage installation, and proper plumbing—elements you never see after completion but that determine whether your bathroom performs reliably for 15 years or starts leaking within 18 months.
Professional bathroom renovation follows established protocols: complete hacking of existing finishes down to concrete substrate, substrate repair where water damage has compromised structural integrity, proper floor screeding with fall toward drains, comprehensive waterproofing membrane application extending minimum 300mm up walls per HDB technical requirements, 24-hour flood testing to verify waterproofing integrity before tiling, new wall and floor tiles with proper adhesive and grout application, sanitary fixture installation including toilet bowl, basin, taps, and shower, bathroom accessories like toilet roll holder and towel bar, updated plumbing meeting current standards, and final professional cleaning.
Our toilet renovation packages start from $9,990 per bathroom for standard specifications delivering reliable long-term performance. This pricing covers all elements listed above using mid-range tiles, quality fixtures from established brands, and professional waterproofing with warranties.
Premium bathroom packages at $10,490 to $12,590 upgrade tile selections to feature walls or designer patterns, install rainfall showerheads providing better coverage, upgrade to LED mirror cabinets offering better lighting and hidden storage, and incorporate niches or recessed shelving for toiletries without wall-mounted accessories that complicate cleaning.
Bathroom renovations in resale flats typically cost $1,800 to $3,500 more per bathroom than BTO equivalents due to additional demolition labor, substrate repairs where deterioration has occurred, more complex plumbing modifications updating old galvanized pipes to modern PVC systems, and substantially higher debris disposal charges for the demolished materials.
The waterproofing component deserves special emphasis because failures here cause expensive water damage to your flat and potentially your neighbors below. Professional waterproofing uses specialized polyurethane or cementitious membrane systems applied in multiple coats, creates proper floor-to-wall transitions with lapping where most leaks originate, allows proper curing time of 24 to 48 hours before flood testing, and includes flood testing holding water for 24 hours to verify complete seal integrity before proceeding with tile installation.
Contractors who rush waterproofing—applying insufficient coats, skipping proper curing time, or avoiding flood tests—create the bathroom leaks that plague countless HDB flats and require $4,000 to $9,000 to rectify properly after removing new finishes to reach failed waterproofing.
Flooring Throughout Your Home: Balancing Cost and Performance
Flooring decisions dramatically impact both upfront costs and long-term maintenance requirements, making this choice critical for budget-conscious homeowners. Singapore's tropical climate with high humidity and heavy rainfall demands flooring materials resistant to moisture damage while remaining comfortable for barefoot walking.
Our vinyl flooring packages incorporate premium 5mm luxury vinyl tile (LVT) with enhanced wear layers proven through hundreds of installations across Singapore HDB flats. This material specification delivers superior durability compared to basic 3mm vinyl while remaining significantly more affordable than tile alternatives.
Premium vinyl flooring costs $5 to $7 per square foot installed including material, subfloor preparation, installation labor, and PVC skirting. A typical 3-room flat requires approximately 450 to 550 square feet of vinyl flooring for living areas and bedrooms, totaling $2,250 to $3,850 for complete coverage. Four-room flats need 600 to 750 square feet at $3,000 to $5,250. Five-room flats demand 850 to 1,000 square feet at $4,250 to $7,000.
Tile flooring costs substantially more upfront—$9 to $15 per square foot for basic homogeneous tiles, $14 to $22 per square foot for mid-range porcelain, and $25 to $40 per square foot for premium imported tiles or natural stone—but offers superior durability, easier maintenance, and better heat dissipation beneficial in Singapore's climate.
Most homeowners choose hybrid approaches: vinyl flooring for bedrooms and living areas where comfort underfoot and warmth matter, with tiles reserved for kitchen, bathrooms, and sometimes dining areas where moisture resistance, easy cleaning, and durability justify the additional cost.
This strategic material allocation saves $3,500 to $8,000 compared to tiling entire flats while delivering appropriate performance characteristics for each space's specific demands.
Electrical Works: Safety and Modern Capacity
Electrical work represents a critical component often underestimated by homeowners focusing on visible finishes. BTO flats require relatively straightforward electrical installation—mounting light fixtures, adding convenient power points, connecting appliances, and ensuring proper earth leakage protection.
Resale electrical work demands far more comprehensive intervention: complete rewiring of circuits not meeting current load requirements for modern appliances, adding new sub-circuits for air conditioning units consuming 15 to 25 amperes each, replacing outdated distribution boards with modern MCB (miniature circuit breaker) panels, upgrading earth leakage protection to current safety standards, and ensuring all work complies with BCA electrical codes and CP5 (Singapore Code of Practice for Electrical Installations).
Standard electrical work in our renovation packages includes installation of all light fixtures throughout the home, sufficient power points in every room positioned for practical furniture layouts, dedicated circuits for major appliances like air conditioners, washing machines, and water heaters, proper earth leakage circuit breakers (ELCB) meeting current safety standards, and connection of all switches, dimmers, and controls.
Premium electrical packages add enhanced lighting design with multiple circuits enabling ambient, task, and accent lighting control, installation of track lighting or cove lighting systems, smart home integration with app-controlled switches and dimmers, additional power points beyond basic requirements for future flexibility, and USB charging points integrated into bedroom and living area outlets.
Complete electrical rewiring that many resale flats aged over 20 years require adds $3,500 to $6,500 to renovation costs but provides crucial safety improvements and capacity for modern electrical loads that deteriorated aluminum wiring or undersized copper wiring cannot handle safely.
Painting: The Final Unifying Touch
Professional painting represents the final renovation step that visually unifies your entire project. Our painting packages include comprehensive preparation work: filling of cracks and holes with proper filler, sanding smooth for uniform paint adhesion, primer application ensuring consistent absorption and color uniformity, two finish coats of premium paint brands, and coverage of all walls, ceilings, door frames, window frames, and other paintable surfaces throughout your home.
Standard painting specifications use quality brands like Nippon or Dulux in 2 to 3 colors—typically one main wall color for living areas and bedrooms, a contrasting feature wall color, and ceiling white. Premium painting packages incorporate additional colors for multiple feature walls, better paint formulations with enhanced stain resistance and easier cleaning, and sometimes specialty finishes like textured effects or decorative techniques.
Complete professional painting for a 3-room flat typically costs $2,200 to $3,800 including preparation, materials, and labor. Four-room flats require $3,200 to $5,500. Five-room flats range from $4,000 to $7,000 depending on number of colors, ceiling height, and any specialty techniques requested.
The quality difference between professional painting and budget alternatives becomes apparent within 6 to 12 months. Professional work uses proper surface preparation ensuring long-term adhesion, applies consistent coat thickness preventing patchy appearance, achieves clean cut lines at edges and corners, and results in uniform color throughout each space without streaking or roller marks.
BTO vs Resale: Strategic Budget Planning
The fundamental distinction between BTO and resale renovations shapes your entire budget planning approach and timeline expectations. Understanding these differences prevents costly surprises and helps you allocate contingency appropriately.
BTO Renovation Planning
BTO renovations start from a clean foundation. Your decisions involve adding elements rather than removing deteriorated systems. Budget allocation focuses primarily on quality tier selection for finishes and built-ins rather than dealing with structural surprises or system failures.
Entry-level BTO renovations at $12,990 to $17,490 deliver fully functional living spaces using reliable materials proven through extensive installations. These specifications suit budget-conscious first-time homeowners prioritizing immediate livability over premium aesthetics.
Mid-range BTO packages at $25,000 to $40,000 incorporate better finishes, more comprehensive carpentry providing adequate storage, and enhanced fixtures creating more polished spaces. This tier represents optimal value for most homeowners—quality materials delivering durability without the premium finish costs that add expense but minimal functional improvement.
Premium BTO renovations at $45,000 to $75,000 bring designer touches, custom carpentry elements, high-end fixtures, and comprehensive smart home integration. These specifications suit homeowners with larger budgets who prioritize aesthetics and are willing to pay premium costs for enhanced appearance.
Your BTO renovation budget should allocate approximately: 35 to 40 percent for carpentry including kitchen and all built-ins, 25 to 30 percent for bathroom renovations, 15 to 20 percent for flooring, 10 to 12 percent for electrical and plumbing, 8 to 10 percent for painting, with 5 to 8 percent covering project management, minor permits if required, and debris removal.
Resale Renovation Planning
Resale renovations operate under completely different budget dynamics. Your allocation must first cover demolition and system upgrade work before considering finish quality—this foundational spending adds $8,000 to $22,000 that BTO owners never face.
Basic resale renovations at $35,000 to $50,000 use overlay methods minimizing demolition where existing structures remain sound. This approach works reasonably well for flats aged 10 to 15 years in good condition where major systems still function reliably.
Standard resale renovations at $55,000 to $80,000 incorporate selective hacking for wet areas requiring fresh waterproofing, complete kitchen and bathroom updates, essential electrical upgrades, new flooring throughout, and comprehensive carpentry. This range represents the realistic minimum for properly renovating resale flats aged 15 to 25 years.
Extensive resale renovations at $85,000 to $130,000 include complete hacking throughout, full electrical rewiring, comprehensive plumbing replacement, premium finishes, and custom carpentry. These budgets suit resale flats aged over 25 years requiring complete system renewal or homeowners wanting designer-level finishes.
Resale budget allocation shifts substantially: 30 to 35 percent for carpentry, 30 to 35 percent for hacking and wet works including complete bathroom renovations, 15 to 18 percent for flooring, 12 to 15 percent for electrical and plumbing system upgrades, 8 to 10 percent for painting, with 5 to 8 percent covering substantially higher debris disposal costs and project management complexity.
The critical decision for resale buyers involves choosing between overlay and complete hacking approaches. Overlay saves $6,000 to $14,000 upfront and reduces timelines by 2 to 4 weeks. But overlay prevents layout reconfiguration, leaves aging waterproofing in place risking failures within 3 to 7 years, and means you're building on surfaces potentially hiding substrate damage or other structural concerns.
Complete hacking costs more initially but delivers verified structural soundness, completely fresh waterproofing systems with full warranties, upgraded systems meeting current codes without compromise, and complete flexibility to reconfigure layouts optimizing space for your specific needs.
For resale flats older than 20 years, we strongly recommend complete hacking despite the additional $8,000 to $15,000 cost. The electrical, plumbing, and waterproofing systems in these older units have reached end-of-service-life. Spending more on comprehensive renewal now beats facing $12,000 to $25,000 in emergency repairs when old systems fail catastrophically under your new finishes.
HDB Renovation Permit Requirements: Government Compliance
All HDB renovation works require proper notification and, in many cases, formal permit approval through HDB's online system. The Housing & Development Board mandates these requirements to ensure structural safety, prevent damage to common property, minimize neighbor disturbance, and maintain building integrity across Singapore's public housing stock.
According to HDB's official renovation permit application guide, homeowners must submit permit applications jointly with their registered contractor, providing owner particulars including current mobile number and email address, complete renovation plan showing locations and types of work, names and contact details of site supervisors, proposed renovation period and working hours, and documentation for any structural work requiring professional engineer certification.
The application process involves these key steps: reviewing the renovation factsheet specific to your unit identifying any special restrictions, reading important information on HDB renovation regulations, selecting renovation locations and corresponding work types from HDB's standardized categories, attaching relevant supporting documents including PE endorsements for structural work, entering site supervisor details who will be present during works, specifying tools being used and proposed renovation period, and confirming all information accuracy before final submission.
Works requiring formal permits include hacking of floor tiles, hacking of any walls including non-structural partitions, installation or modification of wall-mounted water heaters, installation of window grilles or gates, any works affecting common property or facade, and any structural modifications requiring professional engineer supervision.
Standard renovation works like painting, carpentry installation not requiring hacking, vinyl flooring installation over existing surfaces, and minor electrical or plumbing works within your unit typically require only notification rather than formal permits—but homeowners should verify current requirements with HDB or consult experienced contractors familiar with compliance procedures.
Renovation work must follow HDB's prescribed working hours: Monday to Saturday from 9:00 AM to 6:00 PM, with no works permitted on Sundays or public holidays. Violations result in warnings, work stop orders, or penalties affecting both homeowners and contractors.
For comprehensive official guidance, consult HDB's renovation permit application system at services2.hdb.gov.sg and review the Building and Construction Authority's (BCA) advisory on control of renovation works ensuring your contractor follows proper approval processes for any structural work.
Working with licensed HDB-registered contractors ensures proper permit handling, compliance with structural requirements, and protection through proper insurance coverage and warranties.
Smart Budget Strategies: Avoiding Common Cost Traps
Successful renovation budgeting requires moving beyond optimistic planning to realistic allocation with built-in protection against the cost overruns that derail countless projects.
Establish Maximum Budget with 20% Contingency
Start by determining your absolute maximum budget—the most you can afford to spend even if surprises occur. Then allocate only 80 percent of that maximum to planned renovation scope. The remaining 20 percent serves as contingency buffer for unexpected issues, opportunity upgrades, or the inevitable additions that seem essential once work progresses.
This disciplined approach means if you can afford a maximum of $60,000, plan your renovation scope for $48,000 and protect the remaining $12,000 as buffer. This contingency prevents the financial stress and difficult compromises that occur when homeowners commit every available dollar to planned scope, then face surprise costs with zero remaining flexibility.
Demand Itemized Quotations
Get detailed itemized quotations from every contractor you consider. Vague line items like "carpentry works - $22,000" or "wet works - $15,000" make comparison impossible and hide exactly where your money goes. Proper quotations break down each element: kitchen cabinets at $X per linear foot for Y total feet, specific wardrobe at $X for defined dimensions, vinyl flooring at $X per square foot for specified total area, bathroom renovation at $X per bathroom with specifications listed.
This itemization enables apples-to-apples comparison across contractors, identifies exactly where pricing differences originate, helps you make informed trade-offs if budget constraints require scope modifications, and prevents surprise additions when contractors claim elements weren't included despite homeowner assumptions.
At Renovation Contractor Singapore, our quotations itemize every component with clear specifications, dimensions, and unit pricing so you understand exactly what you're getting and what each element costs. This transparency helps you make informed decisions rather than guessing about where to adjust if financial realities demand changes.
Prioritize Based on Usage and Longevity
Allocate renovation budget based on usage intensity and replacement difficulty rather than visual impact alone. Kitchen and bathroom renovations deserve top priority because these wet areas impact daily function, require specialized waterproofing expertise, prove expensive to re-do if executed poorly initially, and last 15 to 20 years when done properly.
Bedroom carpentry, living area built-ins, and decorative elements can defer to future phases if budget pressures force choices. Living with basic furnishings temporarily beats compromising on critical waterproofing or electrical systems that create safety risks and expensive repairs within years.
Consider Phased Renovation
Phased approaches work well when budgets are constrained. Execute all wet areas—complete kitchen and both bathrooms—plus essential flooring and painting in phase one. This delivers a fully functional, clean home you can occupy immediately. Then tackle bedroom built-ins, living area carpentry, and decorative enhancements in phase two once you've recovered financially and lived in the space long enough to understand your real storage and functional needs.
Phased renovation costs slightly more overall due to mobilization charges for bringing contractors back and some duplicate protection/cleaning work. But it prevents the financial strain of borrowing more than you can comfortably service or depleting all savings without emergency reserves.
Understand Total Cost of Ownership
Consider total cost of ownership beyond initial renovation expense. Cheaper materials requiring replacement in 5 to 7 years ultimately cost more than better materials lasting 15 to 20 years when you account for replacement disruption and expense.
Quality kitchen cabinets using solid plywood construction with proper hardware outlast particleboard equivalents by 10+ years, making the higher upfront cost sound long-term investment. Conversely, some expensive design elements like elaborate false ceilings or complex TV console designs add significant cost for minimal functional benefit—here budget options make perfect sense since these elements face minimal wear and stress.
Work Only with Licensed Registered Contractors
Engage only properly licensed HDB-registered contractors who provide legitimate documentation, carry proper insurance coverage, and offer enforceable warranties. The "friend of a friend" who quotes 20 to 30 percent below licensed contractors often delivers substandard work lacking proper waterproofing integrity, safe electrical installation meeting codes, or structural soundness.
Fixing these problems costs far more than you saved initially, while the stress, delays, and potential safety issues create misery no bargain justifies. Our renovation packages include comprehensive 12-month workmanship and material warranties, proper HDB permit handling when required, licensed tradesmen for all plumbing and electrical works, insurance coverage protecting your property, and professional project coordination keeping work on schedule without costly delays.
For additional guidance on avoiding common pitfalls, review our comprehensive article on 15 critical home renovation mistakes that can derail Singapore HDB projects.
Frequently Asked Questions: HDB Renovation Budgeting
How much should I budget for 4-room HDB renovation?
Budget $16,390 to $19,390 for comprehensive BTO 4-room renovations with quality finishes. Resale 4-room flats require $30,490 to $55,000 depending on whether you use overlay methods or complete hacking. Add 15 to 20 percent contingency for unexpected items.
What's included in typical renovation packages?
Comprehensive packages cover kitchen renovation with cabinets and countertops, both bathrooms fully renovated with waterproofing and fixtures, flooring throughout living areas and bedrooms, complete electrical installation and lighting, professional painting, project coordination, and warranties. Review our customized kitchen and toilet renovation packages for detailed inclusions.
Should I renovate kitchen or bathrooms first?
Prioritize bathrooms first if budget forces sequencing—waterproofing failures cause expensive damage and grow worse with time. Kitchen renovations can use temporary solutions until phase two. Ideally, complete all wet areas simultaneously to minimize disruption.
How long does typical HDB renovation take?
BTO renovations require 6 to 8 weeks for standard specifications. Resale overlay renovations take 7 to 9 weeks. Complete hacking renovations need 10 to 14 weeks depending on scope and any structural work requiring approvals.
Do I need renovation permit from HDB?
Yes, most renovation works require either formal permits or notification through HDB's online system. Hacking any surfaces, modifying layouts, affecting common areas, or structural changes need permits. Licensed contractors handle permit applications as part of service. Consult HDB's official renovation guidelines at services2.hdb.gov.sg.
What's the difference between overlay and hacking?
Overlay installs new finishes over existing surfaces, saving demolition costs and time. Hacking removes everything to bare concrete, allowing layout changes and ensuring fresh systems. Overlay suits newer flats in good condition; hacking better for units over 20 years old.
Can I claim renovation costs for tax deduction?
No, personal residential renovation costs are not tax-deductible in Singapore. However, renovation loans may qualify for interest deductions under specific circumstances—consult a tax professional for your situation.
Plan Your HDB Renovation with Confidence
Successful HDB renovation in Singapore demands realistic budgeting informed by actual costs, thorough understanding of what drives price differences between quotes, and strategic allocation focusing investment on high-impact areas that deliver lasting value. The $30,000 to $100,000+ you'll spend on renovation represents one of your largest home investments—protecting this investment through proper planning, licensed contractors, and quality specifications prevents the costly mistakes that plague rushed decisions.
At Renovation Contractor Singapore, we've completed over 300 HDB renovations across every flat configuration throughout Singapore. Our transparent pricing, itemized quotations, and comprehensive packages help you plan budgets accurately without hidden surprises midway through projects. We handle all HDB permit requirements, ensure code compliance, use licensed tradesmen for specialized work, and back every project with comprehensive 12-month warranties.
Contact us today for free on-site consultation and detailed quotation tailored to your specific flat, budget, and design preferences. Let's transform your HDB flat into the home you've envisioned—delivered on time, within budget, and built to last.
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HDB Renovation Cost & Budgeting Guide Singapore 2026: Real Prices You Need to Know
Planning an HDB renovation in Singapore demands more than browsing Pinterest boards and collecting contractor quotes. Most homeowners enter this process blind to the cost drivers that separate a $30,000 renovation from a $95,000 project—then wonder why their budget imploded halfway through the build. Industry research shows renovation costs across Singapore contractors vary by 40 to 60 percent for identical flat types, driven by material tier selection, scope of structural work, and whether you're renovating a bare BTO unit or an aging resale flat that needs complete system upgrades.
Understanding these cost factors before you sign contracts prevents the budget overruns and mid-project compromises that derail smooth move-ins. At Renovation Contractor Singapore, we've delivered over 300 HDB renovations across every flat configuration—from compact 3-room BTOs to spacious 5-room executive units. This guide breaks down actual 2026 renovation costs using verified pricing, government compliance requirements, and component-level analysis that helps you budget accurately and spot overpriced quotes instantly.
Why HDB Renovation Costs Vary Dramatically in 2026
Three variables determine whether your HDB renovation costs $30,000 or $90,000: your flat's starting condition, the scope of structural changes required, and your material quality selections. These factors compound rather than add linearly—resale flats with extensive hacking and premium finishes cost exponentially more than BTO units with standard specifications.
BTO vs Resale: The Fundamental Cost Gap
BTO flats arrive in bare condition with basic electrical points already installed, plumbing roughed in, and fresh waterproofing applied to bathrooms. Your renovation budget focuses entirely on building out functional spaces—installing kitchen cabinets, laying flooring, adding bathroom fixtures, and creating storage solutions through carpentry. Contractors work efficiently because the blank canvas eliminates demolition labor, waste disposal logistics, and surprises hidden behind existing finishes.
Resale flat renovations operate under completely different economics. Units aged 15 to 40 years carry outdated electrical wiring designed for loads one-third of modern requirements, deteriorated plumbing systems prone to leaks, aging waterproofing that fails within months of new tile installation, and finishes cracked or stained beyond repair. Your renovation must start with destruction before reconstruction begins.
Hacking away old tiles generates substantial waste disposal costs—a typical 4-room resale renovation produces 3 to 5 tons of debris requiring proper disposal at government-approved facilities. Electrical rewiring adds $3,500 to $6,500 to accommodate modern appliance loads including air conditioning, washing machines, water heaters, and the dozens of device chargers contemporary households demand. Plumbing replacement for corroded galvanized pipes runs $2,500 to $4,500 depending on extent of corrosion and layout complexity.
This foundational work costs $8,000 to $18,000 before any visible improvements appear—explaining why resale renovations always cost substantially more than BTO equivalents even with identical finish specifications.
Material Tier Selection: Your Biggest Cost Lever
After flat condition, your material choices drive renovation costs more than any other variable. Entry-level materials deliver functional performance at minimum cost. Mid-range options provide better aesthetics and improved durability. Premium materials offer superior appearance and longevity but cost 40 to 80 percent more than mid-range equivalents.
Flooring demonstrates this range clearly. Basic vinyl planks at $3 to $5 per square foot installed provide adequate durability for light traffic. Mid-range 5mm luxury vinyl tile with enhanced wear layers costs $5 to $7 per square foot while delivering superior scratch resistance and more realistic wood grain patterns. Premium vinyl flooring with 7mm thickness and advanced locking systems reaches $8 to $11 per square foot. Multiply these per-unit differences across 600 to 1,000 square feet of flooring, and material selection alone swings your flooring budget by $2,400 to $6,000.
Kitchen countertops show similar multiplication effects. Basic laminate countertops cost $800 to $1,500 for standard kitchen configurations. Engineered quartz surfaces popular for their heat resistance and easy maintenance run $2,200 to $3,800. Premium natural stone options exceed $5,000 before installation. When you multiply countertop decisions across other components—cabinet finishes, bathroom tiles, sanitary fixtures, lighting—material tier choices easily shift total project costs by $15,000 to $35,000.
Carpentry: The Single Largest Expense Category
Built-in carpentry consumes 35 to 45 percent of typical HDB renovation budgets, making it the dominant cost driver for most projects. This category encompasses kitchen cabinets, bedroom wardrobes, TV consoles, shoe cabinets, study tables, and all custom storage solutions.
A basic 3-room kitchen requires 10 to 14 linear feet of cabinetry including base cabinets, wall cabinets, and countertops. Standard specifications using melamine finish and laminate countertops cost approximately $450 to $650 per linear foot installed. Upgraded kitchens with better cabinet finishes and quartz countertops run $700 to $950 per linear foot. Premium custom kitchens featuring lacquered finishes, stone countertops, and high-end hardware exceed $1,100 per linear foot.
Bedroom wardrobes add another substantial line item. Simple reach-in wardrobes spanning 6 feet in basic melamine finish cost $1,800 to $2,800. Floor-to-ceiling built-ins with internal organizers, soft-close mechanisms, and better finishes range from $4,000 to $7,500 per wardrobe. Master bedroom walk-in closet systems in premium finishes can exceed $12,000 for comprehensive installations.
Understanding this carpentry cost structure helps you prioritize spending wisely. Invest in quality kitchen cabinets that endure daily use and moisture exposure. Bedroom wardrobes can use mid-range specifications without functional compromise. Decorative TV console designs can scale to available budget since they face minimal wear and stress.
Complete Cost Breakdown by HDB Flat Type
3-Room HDB Renovation: Entry-Level Investment
Three-room HDB flats typically measure 60 to 65 square meters, making them the smallest standard configuration available. These compact units serve first-time homeowners, young couples, and singles well—but the limited space demands efficient layouts and smart storage solutions to avoid claustrophobic living conditions.
BTO 3-Room Renovation Budgets
Our 3-room BTO renovation packages deliver comprehensive whole-house solutions starting from $14,290 for standard bare unit specifications with vinyl flooring. This pricing includes premium 5mm LVT vinyl flooring throughout living areas and bedrooms, complete kitchen renovation with 12 linear feet of cabinets and quartz countertops, both bathrooms fully renovated with proper waterproofing and durable fixtures, professional painting using premium brands like Nippon or Dulux, all required electrical works with sufficient power points, and our standard 12-month comprehensive warranty.
Premium 3-room BTO packages at $14,890 to $16,690 upgrade material specifications—the premium vinyl package at $14,890 incorporates enhanced cabinet finishes with soft-close hardware, better lighting design, and improved fixtures. The premium tiles package at $16,690 replaces vinyl flooring with homogeneous tiles throughout, delivering superior durability and heat dissipation beneficial in Singapore's tropical climate.
Resale 3-Room Renovation Budgets
Resale 3-room flats demand higher budgets due to demolition requirements and system upgrades that older units require. Our 3-room resale renovation packages start from $29,890 for whole-house standard vinyl overlay renovations—this approach installs new finishes over existing tiles wherever structurally sound, minimizing demolition work and reducing project timelines by 2 to 3 weeks.
Complete hacking renovations for resale 3-room flats range from $35,590 to $36,990 depending on finish specifications. The standard hacking package at $35,590 removes all existing finishes down to bare concrete, allowing complete layout reconfiguration, ensuring fresh waterproofing throughout, and eliminating concerns about problems hidden under old surfaces. The premium hacking package at $36,990 upgrades to better materials and enhanced finishes while maintaining the comprehensive scope.
The $5,000 to $7,000 premium for complete hacking delivers peace of mind through verified structural soundness, brand-new waterproofing systems with proper warranties, upgraded electrical wiring meeting current code requirements, and flexibility to redesign layouts optimizing your space utilization.
4-Room HDB Renovation: The Most Popular Configuration
Four-room HDB flats represent Singapore's most common public housing configuration, typically spanning 90 to 95 square meters with three bedrooms, kitchen, two bathrooms, and combined living-dining space. The larger floor area provides comfortable family living while remaining affordable compared to executive options—but proportionally higher renovation costs reflect the additional space requiring finishes and furnishings.
BTO 4-Room Renovation Budgets
Our 4-room BTO renovation packages deliver comprehensive whole-house solutions starting from $16,890 for premium bare unit specifications with vinyl flooring. This pricing includes complete kitchen renovation with 18 to 22 linear feet of cabinetry and quartz countertops, both bathrooms fully renovated with proper waterproofing and quality fixtures, premium vinyl flooring throughout approximately 650 square feet of living areas and bedrooms, comprehensive electrical installation with adequate power points and LED lighting, professional painting covering all walls and ceilings, and full project coordination.
The premium tiles package at $19,390 upgrades flooring to homogeneous tiles throughout living areas, providing superior scratch resistance, easier cleaning, and better heat dissipation—valuable in Singapore's humid climate where tiles help homes feel cooler and more comfortable.
Many 4-room homeowners choose targeted wet area packages when overall budgets are constrained. Our ad-hoc BTO packages include kitchen and 2 toilets combination packages starting from $9,990 and focus renovation investment on high-impact areas seeing daily use. The standard 2 toilets overlay package at $9,990 delivers both bathrooms fully renovated, while the premium version at $10,390 upgrades fixtures and finishes. This strategic approach delivers fully functional, attractive wet areas while deferring bedroom carpentry and living area enhancements to future phases when finances recover.
Resale 4-Room Renovation Budgets
Resale 4-room renovations demand substantially higher budgets reflecting the additional demolition, system upgrade, and repair work that older flats require. Our 4-room resale renovation packages start from $30,199 for whole-house most popular vinyl overlay renovations, scaling to $38,490 for premium hacking renovations with complete demolition.
The most popular vinyl overlay package at $30,199 provides cost-effective updates for flats in reasonable condition—existing tiles remain intact where sound, new vinyl flooring installs over old surfaces, and bathroom renovations proceed with selective hacking only where waterproofing has failed. This approach saves $5,000 to $8,000 in demolition and disposal costs while reducing project timelines from 9 weeks to 6 weeks.
Complete hacking renovations suit resale flats aged over 20 years where electrical, plumbing, and waterproofing systems have reached end-of-life. The most popular hacking package at $36,990 and premium hacking package at $38,490 deliver completely refreshed units with modern systems meeting current Building and Construction Authority codes and HDB structural requirements.
Component allocation in typical $36,990 resale 4-room hacking renovations breaks down approximately as follows: carpentry including kitchen and built-ins consumes 38 percent or $14,000; wet works including bathroom renovations and waterproofing takes 28 percent or $10,400; electrical and plumbing upgrades use 16 percent or $5,900; flooring accounts for 12 percent or $4,400; with painting and project management covering the remaining 6 percent or $2,290.
5-Room HDB Renovation: Maximum Space, Maximum Investment
Five-room HDB flats offer the most spacious public housing option available, typically measuring 110 to 120 square meters with three or four bedrooms, larger kitchen and bathroom spaces, and expansive living-dining areas. The increased square footage provides comfortable multi-generational living but drives renovation costs higher through proportionally greater material quantities and extended labor hours.
BTO 5-Room Renovation Budgets
Our 5-room BTO renovation packages start from $17,490 for standard bare unit specifications with vinyl flooring, scaling to $20,690 for premium packages incorporating upgraded tile flooring. These comprehensive solutions cover approximately 850 to 1,000 square feet of living space with complete kitchen renovation featuring extended 24 to 28 linear feet of cabinetry matching the larger floor plan, both bathrooms fully renovated with proper waterproofing and durable fixtures, premium vinyl or tile flooring throughout all living areas and bedrooms, complete electrical installation with adequate circuits for modern loads, professional painting, and comprehensive project coordination.
The standard vinyl package at $17,490 and standard tiles package at $19,790 represent optimal value for most 5-room homeowners—delivering quality materials proven through hundreds of installations, professional workmanship, and comprehensive warranties without the premium finish costs that add expense but minimal functional benefit. Premium specifications at $17,890 for vinyl and $20,690 for tiles upgrade cabinet finishes, hardware quality, and fixture selections throughout.
Resale 5-Room Renovation Budgets
Resale 5-room renovations demand the highest budgets in HDB public housing. Our 5-room resale renovation packages start from $31,290 for most popular vinyl overlay projects, reaching $41,590 for premium hacking renovations with complete demolition. Most resale 5-room projects fall between $31,290 to $39,990 when homeowners execute comprehensive updates across all spaces.
The most popular vinyl overlay at $31,290 provides excellent value for resale flats in reasonable condition, installing new finishes strategically while preserving sound existing structures. The most popular hacking package at $39,990 removes all finishes for complete renewal, while the premium hacking package at $41,590 adds upgraded materials and enhanced specifications throughout.
The larger floor area in 5-room flats multiplies material costs proportionally—you're tiling more bathroom area, laying more flooring, painting more wall surface, and building more linear feet of kitchen cabinetry. Labor hours also increase because contractors need additional time to complete the expanded scope even using identical methods and specifications.
For example, vinyl flooring installation in a 3-room flat typically requires 1.5 days for a standard crew. The same crew needs 2.5 to 3 days to complete a 5-room flat due to the additional square footage requiring cutting, fitting, and installation. Kitchen cabinet installation extends from 3 days in a 3-room configuration to 5 days in a 5-room layout because of the longer cabinet runs, additional units, and extended countertop fabrication. These timeline differences directly impact labor costs before considering any differences in material specifications.
Component-Level Cost Analysis: Where Your Money Actually Goes
Understanding renovation costs at the component level helps you make informed trade-off decisions and identify overpricing in contractor quotations. Here's what each major category involves and what you should expect to pay in Singapore's current market.
Kitchen Renovation: High-Impact Investment
Kitchen renovations deliver the highest return on investment in any HDB renovation because these spaces endure daily use, require specialized waterproofing and plumbing expertise, and dramatically impact home functionality. A well-executed kitchen renovation lasts 15 to 20 years with proper maintenance, while poor workmanship creates leaks, cabinet failures, and safety issues within 3 to 5 years.
Our kitchen cabinet packages start from $6,090 for the premium BTO kitchen cabinet package suitable for 3-room to 5-room flats. This pricing includes 10 feet bottom and 10 feet top cabinets constructed from moisture-resistant plywood, Tier 1 quartz countertop with professional templating and installation, soft-closing hinges on all doors providing quiet operation and long-term durability, internal white carcass with ABS door trimmings preventing moisture absorption, 3 FREE drawers with soft-closing runners, FREE frosted glass dishrack door with laminate frame, FREE 304 stainless steel 2-tier dishrack with tray, FREE waterproofing board for sink cabinet area up to 3 feet, FREE Rinnai hood and 3-burner hob, FREE sink with debris and sponge basket plus tap, and professional installation with comprehensive warranty.
Complete kitchen renovation packages incorporating all wet works deliver turnkey solutions. Our kitchen BTO package at $10,990 includes everything in the cabinet package plus professional project management with 3D rendering, concrete base construction for cabinet stability, 20 feet combined top and bottom cabinet coverage for typical 4-room configurations, complete plumbing installation including sink, tap, and all connections, electrical works with hood power point installation and switch, and debris clearance with proper transport to approved disposal facilities.
The premium kitchen BTO package at $11,590 upgrades materials and finishes throughout—better cabinet specifications, enhanced hardware quality, Tier 2 quartz with marble-look veining or designer patterns, and premium fixtures delivering superior aesthetics and durability.
For wet and dry kitchen configurations popular in larger flats, costs increase proportionally. You're essentially building two functional kitchens—a compact wet kitchen for heavy cooking with proper ventilation and sealed finishes, plus an open dry kitchen for meal prep and serving with aesthetic cabinets matching living area designs. This configuration adds $8,500 to $15,000 to standard packages but delivers the odor containment and aesthetic separation that Asian cooking methods demand.
Bathroom Renovation: Critical Waterproofing Standards
Complete bathroom renovation encompasses far more than the visible tiles and fixtures most homeowners focus on initially. The critical work happens in waterproofing application, floor screeding, drainage installation, and proper plumbing—elements you never see after completion but that determine whether your bathroom performs reliably for 15 years or starts leaking within 18 months.
Professional bathroom renovation follows established protocols mandated by the Housing & Development Board: complete hacking of existing finishes down to concrete substrate, substrate repair where water damage has compromised structural integrity, proper floor screeding with fall toward drains ensuring water flows correctly, comprehensive waterproofing membrane application extending minimum 300mm up walls per HDB technical requirements, 24-hour flood testing to verify waterproofing integrity before tiling, new wall and floor tiles with proper adhesive and grout application, sanitary fixture installation including toilet bowl, basin, taps, and shower, bathroom accessories like toilet roll holder and towel bar, updated plumbing meeting current standards, and final professional cleaning.
Our toilet renovation packages start from $10,490 for the premium 2 toilets BTO overlay package covering both bathrooms. This pricing delivers reliable long-term performance using mid-range tiles, quality fixtures from established brands, and professional waterproofing with warranties.
Bathroom renovations in resale flats typically cost $1,800 to $3,500 more per bathroom than BTO equivalents due to additional demolition labor, substrate repairs where deterioration has occurred, more complex plumbing modifications updating old galvanized pipes to modern PVC systems, and substantially higher debris disposal charges for the demolished materials.
The waterproofing component deserves special emphasis because failures here cause expensive water damage to your flat and potentially your neighbors below. Professional waterproofing uses specialized polyurethane or cementitious membrane systems applied in multiple coats, creates proper floor-to-wall transitions with lapping where most leaks originate, allows proper curing time of 24 to 48 hours before flood testing, and includes flood testing holding water for 24 hours to verify complete seal integrity before proceeding with tile installation.
For official HDB waterproofing requirements and renovation guidelines, consult the Housing & Development Board's Guide on Application for Renovation Permit which outlines proper waterproofing procedures, required flood testing duration, and acceptable membrane systems for HDB bathrooms.
Flooring Throughout Your Home: Balancing Cost and Performance
Flooring decisions dramatically impact both upfront costs and long-term maintenance requirements, making this choice critical for budget-conscious homeowners. Singapore's tropical climate with high humidity and heavy rainfall demands flooring materials resistant to moisture damage while remaining comfortable for barefoot walking.
Premium 5mm luxury vinyl tile with enhanced wear layers has become the standard for BTO and resale HDB renovations. This material specification delivers superior durability compared to basic 3mm vinyl while remaining significantly more affordable than tile alternatives. Premium vinyl flooring costs $5 to $7 per square foot installed including material, subfloor preparation, installation labor, and PVC skirting.
A typical 3-room flat requires approximately 450 to 550 square feet of vinyl flooring for living areas and bedrooms, totaling $2,250 to $3,850 for complete coverage. Four-room flats need 600 to 750 square feet at $3,000 to $5,250. Five-room flats demand 850 to 1,000 square feet at $4,250 to $7,000.
Tile flooring costs substantially more upfront—$9 to $15 per square foot for basic homogeneous tiles, $14 to $22 per square foot for mid-range porcelain, and $25 to $40 per square foot for premium imported tiles or natural stone—but offers superior durability, easier maintenance, and better heat dissipation beneficial in Singapore's climate.
Most homeowners choose hybrid approaches: vinyl flooring for bedrooms and living areas where comfort underfoot and warmth matter, with tiles reserved for kitchen, bathrooms, and sometimes dining areas where moisture resistance, easy cleaning, and durability justify the additional cost. This strategic material allocation saves $3,500 to $8,000 compared to tiling entire flats while delivering appropriate performance characteristics for each space's specific demands.
Electrical Works: Safety and Modern Capacity
Electrical work represents a critical component often underestimated by homeowners focusing on visible finishes. BTO flats require relatively straightforward electrical installation—mounting light fixtures, adding convenient power points, connecting appliances, and ensuring proper earth leakage protection.
Resale electrical work demands far more comprehensive intervention: complete rewiring of circuits not meeting current load requirements for modern appliances, adding new sub-circuits for air conditioning units consuming 15 to 25 amperes each, replacing outdated distribution boards with modern MCB panels, upgrading earth leakage protection to current safety standards, and ensuring all work complies with Building and Construction Authority electrical codes and CP5 (Singapore Code of Practice for Electrical Installations).
Standard electrical work in our renovation packages includes installation of all light fixtures throughout the home, sufficient power points in every room positioned for practical furniture layouts, dedicated circuits for major appliances like air conditioners, washing machines, and water heaters, proper earth leakage circuit breakers meeting current safety standards, and connection of all switches, dimmers, and controls.
Complete electrical rewiring that many resale flats aged over 20 years require adds $3,500 to $6,500 to renovation costs but provides crucial safety improvements and capacity for modern electrical loads that deteriorated aluminum wiring or undersized copper wiring cannot handle safely.
The Building and Construction Authority provides comprehensive guidance on electrical safety requirements through their renovation works advisory detailing proper electrical installation standards, required inspections, and safety protocols that all renovation contractors must follow.
Painting and Carpentry: Final Unifying Touches
Professional painting represents the final renovation step that visually unifies your entire project. Our painting packages include comprehensive preparation work: filling of cracks and holes with proper filler, sanding smooth for uniform paint adhesion, primer application ensuring consistent absorption and color uniformity, two finish coats of premium paint brands, and coverage of all walls, ceilings, door frames, window frames, and other paintable surfaces throughout your home.
Standard painting specifications use quality brands like Nippon or Dulux in 2 to 3 colors—typically one main wall color for living areas and bedrooms, a contrasting feature wall color, and ceiling white. Premium painting packages incorporate additional colors for multiple feature walls, better paint formulations with enhanced stain resistance and easier cleaning, and sometimes specialty finishes like textured effects or decorative techniques.
Complete professional painting for a 3-room flat typically costs $2,200 to $3,800 including preparation, materials, and labor. Four-room flats require $3,200 to $5,500. Five-room flats range from $4,000 to $7,000 depending on number of colors, ceiling height, and any specialty techniques requested.
The quality difference between professional painting and budget alternatives becomes apparent within 6 to 12 months. Professional work uses proper surface preparation ensuring long-term adhesion, applies consistent coat thickness preventing patchy appearance, achieves clean cut lines at edges and corners, and results in uniform color throughout each space without streaking or roller marks.
BTO vs Resale: Strategic Budget Planning
The fundamental distinction between BTO and resale renovations shapes your entire budget planning approach and timeline expectations. Understanding these differences prevents costly surprises and helps you allocate contingency appropriately.
BTO Renovation Planning
BTO renovations start from a clean foundation. Your decisions involve adding elements rather than removing deteriorated systems. Budget allocation focuses primarily on quality tier selection for finishes and built-ins rather than dealing with structural surprises or system failures.
Entry-level BTO renovations at $14,290 to $17,490 deliver fully functional living spaces using reliable materials proven through extensive installations. These specifications suit budget-conscious first-time homeowners prioritizing immediate livability over premium aesthetics.
Mid-range BTO packages at $16,890 to $20,690 incorporate better finishes, more comprehensive carpentry providing adequate storage, and enhanced fixtures creating more polished spaces. This tier represents optimal value for most homeowners—quality materials delivering durability without the premium finish costs that add expense but minimal functional improvement.
Your BTO renovation budget should allocate approximately: 35 to 40 percent for carpentry including kitchen and all built-ins, 25 to 30 percent for bathroom renovations, 15 to 20 percent for flooring, 10 to 12 percent for electrical and plumbing, 8 to 10 percent for painting, with 5 to 8 percent covering project management, minor permits if required, and debris removal.
Resale Renovation Planning
Resale renovations operate under completely different budget dynamics. Your allocation must first cover demolition and system upgrade work before considering finish quality—this foundational spending adds $8,000 to $22,000 that BTO owners never face.
Basic resale renovations at $29,890 to $32,990 use overlay methods minimizing demolition where existing structures remain sound. This approach works reasonably well for flats aged 10 to 15 years in good condition where major systems still function reliably.
Standard resale renovations at $35,590 to $39,990 incorporate complete hacking for comprehensive renewal, full wet area updates, essential electrical upgrades, new flooring throughout, and solid carpentry. This range represents the realistic minimum for properly renovating resale flats aged 15 to 25 years.
The critical decision for resale buyers involves choosing between overlay and complete hacking approaches. Overlay saves $5,000 to $7,000 upfront and reduces timelines by 2 to 4 weeks. But overlay prevents layout reconfiguration, leaves aging waterproofing in place risking failures within 3 to 7 years, and means you're building on surfaces potentially hiding substrate damage or other structural concerns.
Complete hacking costs more initially but delivers verified structural soundness, completely fresh waterproofing systems with full warranties, upgraded systems meeting current codes without compromise, and complete flexibility to reconfigure layouts optimizing space for your specific needs.
For resale flats older than 20 years, we strongly recommend complete hacking despite the additional $5,000 to $8,000 cost. The electrical, plumbing, and waterproofing systems in these older units have reached end-of-service-life. Spending more on comprehensive renewal now beats facing $12,000 to $25,000 in emergency repairs when old systems fail catastrophically under your new finishes.
HDB Renovation Permit Requirements: Government Compliance
All HDB renovation works require proper notification and, in many cases, formal permit approval through HDB's online system. The Housing & Development Board mandates these requirements to ensure structural safety, prevent damage to common property, minimize neighbor disturbance, and maintain building integrity across Singapore's public housing stock.
According to HDB's official Guide on Application for Renovation Permit, homeowners must submit permit applications jointly with their registered contractor, providing owner particulars including current mobile number and email address, complete renovation plan showing locations and types of work, names and contact details of site supervisors, proposed renovation period and working hours, and documentation for any structural work requiring professional engineer certification.
The application process involves these key steps: reviewing the renovation factsheet specific to your unit identifying any special restrictions, reading important information on HDB renovation regulations, selecting renovation locations and corresponding work types from HDB's standardized categories, attaching relevant supporting documents including PE endorsements for structural work, entering site supervisor details who will be present during works, specifying tools being used and proposed renovation period, and confirming all information accuracy before final submission.
Works requiring formal permits include hacking of floor tiles, hacking of any walls including non-structural partitions, installation or modification of wall-mounted water heaters, installation of window grilles or gates, any works affecting common property or facade, and any structural modifications requiring professional engineer supervision.
Standard renovation works like painting, carpentry installation not requiring hacking, vinyl flooring installation over existing surfaces, and minor electrical or plumbing works within your unit typically require only notification rather than formal permits—but homeowners should verify current requirements with HDB or consult experienced contractors familiar with compliance procedures.
Renovation work must follow HDB's prescribed working hours: Monday to Saturday from 9:00 AM to 6:00 PM, with no works permitted on Sundays or public holidays. Violations result in warnings, work stop orders, or penalties affecting both homeowners and contractors.
Working with licensed HDB-registered contractors ensures proper permit handling, compliance with structural requirements, and protection through proper insurance coverage and warranties. For comprehensive official guidance on renovation works control and safety requirements, refer to the Building and Construction Authority's Advisory on Control of Renovation Works.
Smart Budget Strategies: Avoiding Common Cost Traps
Successful renovation budgeting requires moving beyond optimistic planning to realistic allocation with built-in protection against the cost overruns that derail countless projects.
Establish Maximum Budget with 20% Contingency
Start by determining your absolute maximum budget—the most you can afford to spend even if surprises occur. Then allocate only 80 percent of that maximum to planned renovation scope. The remaining 20 percent serves as contingency buffer for unexpected issues, opportunity upgrades, or the inevitable additions that seem essential once work progresses.
This disciplined approach means if you can afford a maximum of $60,000, plan your renovation scope for $48,000 and protect the remaining $12,000 as buffer. This contingency prevents the financial stress and difficult compromises that occur when homeowners commit every available dollar to planned scope, then face surprise costs with zero remaining flexibility.
Demand Itemized Quotations
Get detailed itemized quotations from every contractor you consider. Vague line items like "carpentry works - $22,000" or "wet works - $15,000" make comparison impossible and hide exactly where your money goes. Proper quotations break down each element: kitchen cabinets at specified price per linear foot for defined total feet, specific wardrobe at stated price for exact dimensions, vinyl flooring at per-square-foot rate for specified total area, bathroom renovation at per-bathroom price with specifications listed.
This itemization enables apples-to-apples comparison across contractors, identifies exactly where pricing differences originate, helps you make informed trade-offs if budget constraints require scope modifications, and prevents surprise additions when contractors claim elements weren't included despite homeowner assumptions.
At Renovation Contractor Singapore, our quotations itemize every component with clear specifications, dimensions, and unit pricing so you understand exactly what you're getting and what each element costs. This transparency helps you make informed decisions rather than guessing about where to adjust if financial realities demand changes.
Prioritize Based on Usage and Longevity
Allocate renovation budget based on usage intensity and replacement difficulty rather than visual impact alone. Kitchen and bathroom renovations deserve top priority because these wet areas impact daily function, require specialized waterproofing expertise, prove expensive to re-do if executed poorly initially, and last 15 to 20 years when done properly.
Our comprehensive guide on kitchen design trends for 2026 explores how to maximize kitchen investment through smart material choices, layout optimization, and trend-conscious design that delivers lasting value.
Bedroom carpentry, living area built-ins, and decorative elements can defer to future phases if budget pressures force choices. Living with basic furnishings temporarily beats compromising on critical waterproofing or electrical systems that create safety risks and expensive repairs within years.
Consider Phased Renovation
Phased approaches work well when budgets are constrained. Execute all wet areas—complete kitchen and both bathrooms—plus essential flooring and painting in phase one. This delivers a fully functional, clean home you can occupy immediately. Then tackle bedroom built-ins, living area carpentry, and decorative enhancements in phase two once you've recovered financially and lived in the space long enough to understand your real storage and functional needs.
Phased renovation costs slightly more overall due to mobilization charges for bringing contractors back and some duplicate protection and cleaning work. But it prevents the financial strain of borrowing more than you can comfortably service or depleting all savings without emergency reserves.
Understand Total Cost of Ownership
Consider total cost of ownership beyond initial renovation expense. Cheaper materials requiring replacement in 5 to 7 years ultimately cost more than better materials lasting 15 to 20 years when you account for replacement disruption and expense.
Quality kitchen cabinets using solid plywood construction with proper hardware outlast particleboard equivalents by 10+ years, making the higher upfront cost sound long-term investment. Conversely, some expensive design elements like elaborate false ceilings or complex TV console designs add significant cost for minimal functional benefit—here budget options make perfect sense since these elements face minimal wear and stress.
Work Only with Licensed Registered Contractors
Engage only properly licensed HDB-registered contractors who provide legitimate documentation, carry proper insurance coverage, and offer enforceable warranties. The "friend of a friend" who quotes 20 to 30 percent below licensed contractors often delivers substandard work lacking proper waterproofing integrity, safe electrical installation meeting codes, or structural soundness.
Fixing these problems costs far more than you saved initially, while the stress, delays, and potential safety issues create misery no bargain justifies. Our renovation packages include comprehensive 12-month workmanship and material warranties, proper HDB permit handling when required, licensed tradesmen for all plumbing and electrical works, insurance coverage protecting your property, and professional project coordination keeping work on schedule without costly delays.
For detailed guidance on choosing reliable contractors and avoiding common renovation pitfalls, explore our comprehensive collection of renovation packages designed to deliver quality renovations with transparent pricing and professional service.
Frequently Asked Questions: HDB Renovation Budgeting
How much should I budget for 3-room HDB renovation?
Budget $14,290 to $16,690 for comprehensive BTO 3-room renovations with quality finishes. Resale 3-room flats require $29,890 to $36,990 depending on whether you use overlay methods or complete hacking. Add 15 to 20 percent contingency for unexpected items.
How much should I budget for 4-room HDB renovation?
Budget $16,890 to $19,390 for comprehensive BTO 4-room renovations with quality finishes. Resale 4-room flats require $30,199 to $38,490 depending on whether you use overlay methods or complete hacking. Add 15 to 20 percent contingency for unexpected items.
How much should I budget for 5-room HDB renovation?
Budget $17,490 to $20,690 for comprehensive BTO 5-room renovations. Resale 5-room flats require $31,290 to $41,590 depending on overlay or complete hacking approach. Add 15 to 20 percent contingency.
What's included in typical renovation packages?
Comprehensive packages cover kitchen renovation with cabinets and countertops, both bathrooms fully renovated with waterproofing and fixtures, flooring throughout living areas and bedrooms, complete electrical installation and lighting, professional painting, project coordination, and warranties. Review our ad-hoc renovation packages for flexible options focusing on specific areas.
Should I renovate kitchen or bathrooms first?
Prioritize bathrooms first if budget forces sequencing—waterproofing failures cause expensive damage and grow worse with time. Kitchen renovations can use temporary solutions until phase two. Ideally, complete all wet areas simultaneously to minimize disruption.
How long does typical HDB renovation take?
BTO renovations require 6 to 8 weeks for standard specifications. Resale overlay renovations take 7 to 9 weeks. Complete hacking renovations need 10 to 14 weeks depending on scope and any structural work requiring approvals.
Do I need renovation permit from HDB?
Yes, most renovation works require either formal permits or notification through HDB's online system. Hacking any surfaces, modifying layouts, affecting common areas, or structural changes need permits. Licensed contractors handle permit applications as part of service. Consult HDB's official renovation guidelines at services2.hdb.gov.sg.
What's the difference between overlay and hacking?
Overlay installs new finishes over existing surfaces, saving demolition costs and time. Hacking removes everything to bare concrete, allowing layout changes and ensuring fresh systems. Overlay suits newer flats in good condition; hacking better for units over 20 years old.
Plan Your HDB Renovation with Confidence
Successful HDB renovation in Singapore demands realistic budgeting informed by actual costs, thorough understanding of what drives price differences between quotes, and strategic allocation focusing investment on high-impact areas that deliver lasting value. The $30,000 to $100,000+ you'll spend on renovation represents one of your largest home investments—protecting this investment through proper planning, licensed contractors, and quality specifications prevents the costly mistakes that plague rushed decisions.
At Renovation Contractor Singapore, we've completed over 300 HDB renovations across every flat configuration throughout Singapore. Our transparent pricing, itemized quotations, and comprehensive packages help you plan budgets accurately without hidden surprises midway through projects. We handle all HDB permit requirements, ensure code compliance, use licensed tradesmen for specialized work, and back every project with comprehensive 12-month warranties.
Explore our complete range of renovation solutions:
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3-Room BTO Packages - From $14,290
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4-Room BTO Packages - From $16,890
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5-Room BTO Packages - From $17,490
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3-Room Resale Packages - From $29,890
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4-Room Resale Packages - From $30,199
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5-Room Resale Packages - From $31,290
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Ad-Hoc Kitchen & Bathroom Packages - From $6,090
Contact us today for free on-site consultation and detailed quotation tailored to your specific flat, budget, and design preferences. Let's transform your HDB flat into the home you've envisioned—delivered on time, within budget, and built to last.
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