Planning your HDB renovation? Here's transparent pricing from licensed contractors—no inflated estimates, no hidden costs.
Real costs: Most homeowners spend $25,000-$85,000 for complete HDB renovations. BTO kitchen cabinets start from $5,590. Complete resale makeovers: $29,890-$39,390.
All prices verified from Renovation Contractor Singapore (RCS)—HDB licensed with 1,000+ completed projects.
Real Costs: What Homeowners Actually Pay
Based on 1,000+ completed projects (2024-2025):
BTO Renovations
3-Room (60-65 sqm): $25,000 – $50,000 (average: $35,000)
4-Room (85-95 sqm): $35,000 – $65,000 (average: $48,000)
5-Room (110-120 sqm): $45,000 – $80,000 (average: $62,000)
Resale Renovations
3-Room: $40,000 – $70,000 (average: $52,000)
4-Room: $50,000 – $90,000 (average: $68,000)
5-Room: $60,000 – $110,000 (average: $82,000)
Why resale costs more: Demolition, disposal (1-1.5 tons debris), hacking old tiles, fixing hidden damage, upgrading 20-30 year old systems. Adds 25-35% to baseline costs.
BTO Packages: Official Pricing
All prices from RCS official website (November 2025). HDB licensed, BCA registered.
Kitchen Cabinet Package
Price: $5,590 (Standard) | $6,190 (Premium)
What you get:
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20 feet solid plywood cabinets (not particleboard)
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Quartz countertop (heat resistant to 280°C)
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Stainless steel sink with tap
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Soft-close hinges (40,000+ cycle rating)
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Professional installation
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12-month warranty
Why soft-close matters: Used 15-20 times daily = 54,750 times over 10 years. Prevents cabinet stress, eliminates noise, extends hardware life.
Premium upgrade ($6,190): Better laminate, enhanced quartz, premium hardware, handleless options.
Bathroom Package (2 Toilets)
Price: $9,990 (Standard) | $10,390 (Premium)
Critical fact: Poor waterproofing = seepage you won't discover for 6-18 months. Remediation: $10,000-$20,000 plus neighbor disputes.
Professional waterproofing process:
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2-3 layer membrane application
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Entire floor + 1.5m up wet walls
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48-hour water ponding test
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Photo documentation
Complete package includes (both bathrooms):
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Professional waterproofing tested
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Anti-slip floor tiles (R10+ rating)
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Wall tiles to ceiling
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2 dual-flush toilets (WELS certified)
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2 wash basins with vanity
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2 mixer taps
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2 rainshower columns
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2 bidets
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Storage heater (15L or 30L)
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All installation
Kitchen + Bathroom Combo
Price: $18,390 (Standard) | $18,990 (Premium)
Value analysis:
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Kitchen alone: $11,290
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Bathrooms alone: $9,990
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Separate total: $21,280
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Combo package: $18,390
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Save: $2,890 (13.6%)
Additional benefits:
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Timeline: 5-7 weeks (vs 8-10 weeks separate)
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Single project manager
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Coordinated materials
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Unified warranty
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No coordination hassles
Why 68% of BTO homeowners choose this: Highest satisfaction rate (87%), zero coordination issues, completed on time (94%).
Bare Unit Package
Price: Vinyl $14,290-$17,890 | Tiles $15,790-$20,690
Transforms empty BTO shell to move-in ready in 6-8 weeks.
Vinyl vs Tiles decision:
Vinyl ($14,290-$17,890):
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Warm underfoot
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Faster installation (2-3 days)
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Lower upfront cost
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Good sound absorption
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Lifespan: 10-15 years
Tiles ($15,790-$20,690):
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Cooler in tropical climate
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Lasts 25-30+ years
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Scratch resistant
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Easier deep cleaning
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Higher resale value
30-year cost (4-room, 90 sqm):
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Vinyl: $6,295 (includes replacement year 15, year 30)
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Tiles: $2,325 (no replacement needed)
Package includes:
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Complete flooring throughout
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Basic kitchen (15 feet cabinets)
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Both bathrooms complete
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Fresh paint (2 coats)
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Essential electrical
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Move-in ready
Resale Packages: Addressing Hidden Problems
Resale renovation = removing old + fixing hidden issues + upgrading outdated systems.
Overlay vs Hacking: The Critical Decision
Impacts budget by $5,000-$10,000 and timeline by 2-3 weeks.
Overlay Method ($11,490-$29,890 packages):
New tiles over existing tiles. Floor height increases 10-15mm.
When overlay works:
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Flat under 15 years old
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Tiles structurally sound (no hollow sounds)
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No visible damage
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No water seepage history
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Floor level acceptable
Advantages: Faster (saves 1-2 weeks), costs less ($500-$1,500 savings per area).
Limitations: Can't inspect underlying structure, can't verify waterproofing, can't repair hidden damage.
Hacking Method ($11,990-$39,390 packages):
Complete tile removal, inspect structure, repair issues, fresh waterproofing, new installation.
When hacking essential:
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Flat 20+ years old
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Visible tile damage
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Previous water seepage
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Planning layout changes
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Want complete confidence
Real case - Toa Payoh (32 years old):
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Considered overlay: $24,490
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Professional recommended hacking
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Discovered during hacking:
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Water damage behind tiles: $1,200 repair
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Corroded pipes ready to burst: $800 replacement
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Degraded wiring: $600 upgrade
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Final cost: $26,990
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Prevented future disasters worth $15,000-$25,000
Professional recommendation:
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0-10 years: Overlay suitable (inspect first)
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10-20 years: Professional assessment needed
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20+ years: Hacking strongly advised
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30+ years: Hacking non-negotiable
Kitchen Renovation (Resale)
Price: $13,990 (Overlay) | $14,390 (Hacking)
5-week process:
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Week 1: Demolition, discovery of hidden issues
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Week 2: Repairs, infrastructure upgrades
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Week 3: Waterproofing, tiling
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Week 4-5: Cabinet installation, connections
Complete package:
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Demolition and disposal (300-500kg)
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Waterproofing membrane
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Floor and wall tiles
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20 feet plywood cabinets
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Quartz countertop
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Sink and tap
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Modern electrical (13A grounded)
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Stainless steel pipes
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Professional installation
Whole House Resale Package
Price: $29,890-$31,190 (Vinyl) | $35,590-$39,390 (Hacking)
Complete transformation in 10-12 weeks.
Everything included:
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Complete flooring throughout
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Full kitchen (20 feet cabinets, countertop)
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Both bathrooms complete
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Wardrobes all bedrooms
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All doors (bedrooms, bathrooms, main gate)
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Complete painting (Nippon 2 coats)
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Upgraded electrical
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Project management
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HDB permits
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12-month warranty
Value analysis:
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If bought separately: $51,000
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Package price: $29,890-$39,390
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Save: $11,610-$21,110 (23-42%)
Why package pricing works: Bulk materials, optimized labor, single setup, coordinated workflows, reduced wastage.
Hidden Costs to Budget For
Electrical Upgrades: $3,500-$8,000
For flats 25+ years old, complete rewiring often essential.
When needed:
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Frequent circuit breaker tripping
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Old round-pin sockets
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Insufficient power points
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Planning multiple aircons
What's involved:
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New distribution board
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Replace all cables
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Add 20-30 power points
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Upgrade circuits
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Testing and certification
Plumbing Overhaul: $2,000-$5,000
Galvanized pipes (pre-1990s) corrode, burst without warning.
When needed:
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Brown/rusty water
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Reduced pressure
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Visible corrosion
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Age 25+ years
What's included:
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Replace with stainless steel 304
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Upgrade main inlet
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Individual shut-off valves
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Pressure testing
Risk avoided: Pipe burst flooding = $15,000-$30,000 damage.
HDB Permits: $200-$500
Required for hacking, carpentry, plumbing, electrical, structural changes.
Professional advantage: RCS handles all permits, 100% approval rate since 2017.
Debris Disposal: $800-$1,500
Typical 4-room generates 1-1.5 tons waste. Can't use HDB chute. Must use licensed disposal.
Professional service: Included in quality packages.
Contingency Budget: 10-15%
By flat type:
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BTO: 10% (fewer surprises)
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Resale under 15 years: 10-12%
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Resale 15-25 years: 12-15%
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Resale 25+ years: 15%
Common discoveries: Water damage, corroded pipes, outdated wiring, wall repairs, termite damage.
Choosing Your Package
Young couple, first BTO, tight budget:
Kitchen + Bathroom Combo ($18,390-$25,990)
Growing family, need everything:
Whole House Package ($29,890-$39,390)
Modernizing older resale:
Whole House Hacking ($35,590-$39,390)
Retirees refreshing:
Overlay Packages ($29,890 vinyl)
2026 Renovation Trends
Smart Home Integration: Pre-wire for automation—lighting, curtains, locks, sound, climate control.
Sustainability: Low-VOC paints (10-15% more, better air quality), water-efficient fixtures, LED lighting, FSC-certified materials.
Open-Concept Living: Remove non-structural walls (kitchen-dining-living). Best for 4-room and 5-room.
Multifunctional Spaces: Work-from-home setups—integrated desks, hidden storage, task lighting, cable management.
Japandi Aesthetic: Light wood tones, clean lines, neutral colors, natural materials. Perfect for HDB space maximization.
Common Mistakes to Avoid
Choosing Based on Price Alone
$20,000 "whole house" missing: proper waterproofing, quality materials, experienced workers, warranty.
Reality: $30,000 done right lasts 10-15 years. $20,000 cheap + $15,000 fixes (year 3) = more expensive plus stress.
Smart approach: Get 3-4 quotes, compare inclusions, check licensing, review portfolios, choose value not just price.
Insufficient Budget Planning
$30,000 budget but $40,000 features = mid-renovation panic.
Framework:
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Determine total available funds
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Allocate: essentials 45-50%, comfort 30-35%, aesthetics 10-15%, contingency 10-15%
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Make selections before signing
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Track costs during renovation
Aesthetics Over Functionality
Gorgeous marble-look tile = slippery when wet = dangerous in humid Singapore.
Function-first:
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Bathroom flooring: R10+ slip resistance minimum
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Kitchen countertops: Heat and stain resistant
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Storage: Match actual belongings
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Lighting: Task requirements first
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Door swings: Allow furniture movement
Unrealistic Timeline
Realistic timelines:
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Kitchen cabinet: 3-4 weeks
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Bathroom: 3-4 weeks
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Kitchen + 2 bathrooms: 5-7 weeks
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Whole house vinyl: 8-10 weeks
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Whole house hacking: 10-12 weeks
Add 1-2 weeks buffer.
Inadequate Documentation
Essential:
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Detailed quotation (line-item pricing)
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Material specifications (brands, models, colors)
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Timeline with milestones
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Payment schedule (tied to completion)
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Warranty terms (written)
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HDB permit copies
Selecting the Right Contractor
Licensing: Non-Negotiable
All HDB contractors must be in Directory of Renovation Contractors (DRC).
Verify:
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Ask for HDB license number
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Check HDB website DRC listing
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Verify current registration
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Confirm name matches
Experience Matters
Minimum:
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5+ years operation
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300+ completed projects
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Recent portfolio
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Verifiable reviews
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Physical office address
Communication Excellence
Good signs:
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Responds within 24 hours
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Asks detailed questions
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Explains clearly
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Written confirmations
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Welcomes questions
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Realistic expectations
Warning signs: Days to respond, vague answers, pressure tactics, dismissive, rarely available.
Transparency Required
Complete transparency:
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Itemized quotations
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Specific materials (brands, models)
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Clear inclusions/exclusions
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Fair payment terms
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Written warranty
Warning signs: Lump-sum quotes, vague descriptions, "discuss later," large upfront deposits, verbal-only warranty.
Why Choose RCS
Established:
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Operating since 2017 (8+ years)
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1,000+ completed projects
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Zero failures
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Perfect HDB compliance
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Office: 31 Woodlands Close
Licensed:
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HDB Licensed (verified)
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BCA Registered
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Fully insured
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100% permit approval rate
Satisfaction:
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4.8/5 rating (347+ reviews)
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98% satisfaction
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Strong referrals
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Real testimonials
Advantages:
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Total transparency (no hidden costs)
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In-house teams (consistent quality)
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97 packages (fully customizable)
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Dedicated project manager
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Daily WhatsApp updates
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12-month warranty
Get Started
Contact RCS:
📞 Call/WhatsApp: +65 8784 8742
✉️ Email: rcs@renovationcontractorsingapore.com
🌐 Website: renovationcontractorsingapore.com
🏢 Office: 31 Woodlands Close #03-06, Singapore 737855
Hours: Mon-Sat 9AM-6PM | Sun by appointment
What You Get Today
✅ FREE Consultation (worth $150)
✅ FREE Site Visit (resale)
✅ FREE 3D Design (worth $300)
✅ Detailed Quotation (48 hours)
✅ Portfolio Access
✅ Customer References
No pressure. No obligations. Professional guidance only.
📱 WhatsApp: +65 8784 8742
FAQs
What's the average cost?
$40,000-$70,000 for complete renovations. BTO costs 20-30% less than resale.
How long does it take?
Kitchen/bathrooms: 3-5 weeks. Combo: 5-7 weeks. Full BTO: 6-8 weeks. Full resale: 8-12 weeks.
Need HDB permit?
Yes, for anything beyond painting. RCS handles all permits at no extra cost.
What's included?
Design, materials, labor, project management, permits, debris removal, cleaning, 12-month warranty.
Overlay or hacking?
Overlay if under 15 years, sound condition. Hacking if 20+ years, damage, seepage, or want confidence.
Contingency needed?
BTO 10%. Resale under 15 years 10-12%. Resale 15-25 years 12-15%. Resale 25+ years 15%.
Renovate on $25,000?
Yes. BTO only. Kitchen + bathrooms $18,390. Basic vinyl $2,500. Painting $2,500. Basic wardrobes $2,500. Total ~$25,500.
Payment terms?
10% deposit, 40% commencement, 40% major works completion, 10% final handover. Never 80%+ upfront.
Verify licensing?
HDB website DRC. Search company name or license number. RCS fully verified.
Warranty coverage?
12-month workmanship. Covers installation defects, material failures, structural issues. Report via WhatsApp, inspector within 48 hours.
