Kitchen and 2 bathroom renovation packages start at S$18,390 for a BTO flat and reach S$24,990 for a resale flat with full hacking.
That is the whole answer, and you should not have to fill in a form to get it. What follows is what sits behind each number.
This scope exists because of how a flat is actually built. The kitchen and the two bathrooms share plumbing runs, share the wet-slab sequence, and share the same waterproofing trade. Renovating them together is not a marketing bundle. It is the order the work naturally falls into, which is why it is the scope most HDB households end up buying.
Key Takeaways
- BTO bundle with overlay: S$18,390. Resale bundle with hacking: S$24,990.
- Buying the kitchen and the two toilets separately comes to S$21,280, so the bundle saves S$2,890.
- The bundle trims kitchen surfaces: floor overlay 150 to 100 sqft, wall 250 to 150 sqft. Both toilets stay at 250 sqft each.
- The resale tier includes waterproofing membrane, stainless steel piping and a free washing machine point.
- Every price here links to its product page. Open them and check the scope.
Why Kitchen and 2 Bathroom Renovation Packages Are the Most-Bought Scope
A kitchen and two bathrooms is every wet area a standard flat has. Put them in one contract and the same trades, the same waterproofing materials and the same drying time run once instead of three times.
Split them across two contractors and you create a seam. The waterproofing goes in under one contract and the tiling over it under another, weeks apart, and if a leak appears afterwards you have two firms pointing at each other while you pay for the investigation. That is the real argument for the bundle, and it holds even when the saving is small.
The Two Questions That Set the Price
Everything else is finish grade. These two decide the tier.
| Your flat | Surfaces | Method | From |
|---|---|---|---|
| BTO, new | sound, staying | Overlay | S$18,390 |
| BTO resale | sound, staying | Overlay | S$18,990 |
| BTO resale | coming out | Hacking | S$19,990 |
| Resale | sound, staying | Overlay | S$23,990 |
| Resale | coming out | Hacking | S$24,990 |
Every kitchen renovation package on this ladder carries the same 10ft cabinet run; Premium tiers sit roughly six hundred to a thousand dollars above each Most Popular tier and change finish grade, not scope. The full ladder is on the product pages linked throughout.
The Kitchen Toilet Renovation Package for a BTO Flat: S$18,390
The Kitchen + 2 Toilets BTO Package, Most Popular tier with overlay, is S$18,390. It is built for a flat where the existing surfaces are sound and nothing needs to come out.
It starts by dismantling the sanitary fittings in both toilets, taking off the service yard skirtings and removing the bi-fold door between kitchen and service yard. Then it overlays rather than hacks, which on a new flat is not a shortcut but the correct method.
What the BTO Bundle Actually Covers
Stated in the measurements that let you compare it with anything else:
- Kitchen and service yard floor overlay, up to 100 sqft, skirtings free at the service yard.
- Kitchen exposed wall overlay, up to 150 sqft.
- Common toilet floor and wall overlay, up to 250 sqft.
- Master toilet floor and wall overlay, up to 250 sqft.
- All tiles 300x300 or 300x600 at $3.00 per square foot or lower, including GST.
- Kitchen cabinet, 10ft bottom and 10ft top, with a tier 1 quartz countertop.
Then the fittings. Concealed water points extended or plugged at both toilets, and installation of the WC, bidet, basin with tap, rainshower column with mixer, storage heater tank, sink and tap. Every toilet accessory is installed free.
Supplied at no cost: two WCs, two bidet sets, two basin and mixer tap sets, two rainshower columns with mixers, a 15-litre storage heater tank, the sink and its tap, plus a Rinnai hood and two-burner hob. Gas connection is not included.
The Resale Bundle at S$24,990
The Kitchen + 2 Toilets Resale Package with hacking is S$24,990, and it is a different job rather than a dearer version of the same one.
What comes out: the kitchen floor and wall tiles with the cabinet and the sink or stove support up to 5ft, and both toilets down to the sanitary fittings, the piping and the door.
What goes back: a waterproofing membrane at the kitchen and both toilets with non-shrink grout, K11 and a 3-in-1 screed. Kitchen floor tiles to 200 sqft and exposed wall tiles to 300 sqft, both toilets to 250 sqft each. Cold stainless steel piping run to the kitchen and both toilets. A drop kerb at both shower areas where the layout allows, a PD slide and swing door, and ceiling painting in the kitchen and both toilets.
Free with it, and worth noticing: a washing machine point and tap. On an older flat that single line often solves a problem the owner had stopped expecting to fix.
One difference from the BTO bundle deserves saying plainly, because it is easy to miss. This tier supplies two pump instant heaters with hand showers, not the rainshower columns and storage heater tank that come with the new-flat scope. If you want a rainshower column in a resale bathroom, ask for it as a priced addition rather than assuming it is in the box.
The PD slide and swing door deserves a mention too. Older bathroom doors swell, stick and eventually stop closing properly, and replacing one after the tiling is done means cutting into finished work. Having it inside the same contract is the difference between a door that fits and a door that was made to fit whatever gap was left.
What Makes Hacking Worth the Extra?
Notice which items only appear in the resale tier. Membrane, non-shrink grout, K11, screed, new piping. Those are not finishes. They are the layer between your bathroom and your neighbour's ceiling.
That is why hacking costs more and why it is the right call on a flat whose surfaces have failed. It is also why hacking a sound bathroom is poor value: you pay to remove a working membrane so that another one can go in.
Is the Bundle Cheaper Than Buying Separately?
On a BTO scope, yes, and the arithmetic is checkable in a minute.
The kitchen package alone is S$10,990. The two-toilet package alone is S$10,290. Together that is S$21,280, against S$18,390 for the bundle. The difference is S$2,890.
What the Bundle Trims, Stated Plainly
The bundle is not the two packages stapled together, and you should hear that from us rather than discover it on site.
| Item | Bought separately | In the bundle |
|---|---|---|
| Kitchen floor overlay | up to 150 sqft | up to 100 sqft |
| Kitchen wall overlay | up to 250 sqft | up to 150 sqft |
| Common toilet | up to 250 sqft | up to 250 sqft |
| Master toilet | up to 250 sqft | up to 250 sqft |
| Kitchen cabinet run | 10ft top and bottom | 10ft top and bottom |
So the toilets and the carpentry are untouched, and the saving comes out of kitchen surface area. For a compact HDB kitchen that is usually invisible. For a large kitchen with a lot of exposed wall, price both routes before assuming the bundle wins.
Why the Toilets Use Overlay on a New Flat
Not to save money. Because of a rule.
HDB applies a "3-year restriction period" to every newly built flat, running from the block's completion, and what it restricts is taking out the finishes on bathroom and toilet floors and walls. Every tier here for a newly built flat therefore overlays the toilets rather than hacking them, and any contractor offering to hack them in a new flat is offering to break that restriction on your behalf. Once those three years are up the flat is no longer new, which is why a BTO resale hacking tier exists and is perfectly lawful.
What Does Getting the Tier Wrong Actually Cost?
Two mistakes carry a price you can put a number against.
Buy the hacking tier for a flat whose surfaces are sound and you have spent S$1,000 more than the overlay tier, S$24,990 against S$23,990 on a resale flat and S$19,990 against S$18,990 on a BTO resale, to arrive at the same finished room. The membrane you removed was working.
Buy the two scopes separately when the bundle would have served and you leave S$2,890 on the table against the bundle price, plus the coordination risk of two contracts meeting at a waterproofing seam. Neither mistake is visible until the invoice, which is why the tier decision belongs at the start rather than the middle.
What These Packages Do Not Include
This is worth more attention than the price line. It's also what most quotations leave out.
- Gas connection is not included, though hood and hob installation is free.
- Cabinet runs beyond 10ft cost more.
- Tile sizes outside 300x300 and 300x600 carry an additional cost.
- Shower kerbs and drop kerbs are not in the BTO overlay tiers, and the same applies to the standalone 2 toilet renovation package; the resale hacking tier includes drop kerbs where the layout allows.
- Bedroom and living-area flooring is not in any of these tiers. That belongs to a whole-house HDB renovation package.
- Durations and warranty terms are not printed on the product pages. Get both into the contract in writing before you pay a deposit.
The Electrical Points HDB Wants a Permit For
Most of what these packages install needs no permit. HDB publishes tables of electrical work that does not require one, adding that those works "are, however, subject to guidelines and conditions".
Where a permit does apply: HDB requires one for new 15amp power points serving air-conditioners or other higher-capacity appliances, in any flat that does not already carry higher electrical loading. Older flats are the common case, because their original loading assumed far fewer appliances than a modern household runs.
All wiring installation work must be carried out by an electrical worker licensed by the Energy Market Authority, and the inspection of completed work is applied for through that licensed electrical worker. The general renovation permit is a separate application, made by a contractor on HDB's Directory of Renovation Contractors once you authorise them. Either way the flat owner stays responsible for the works, including reinstating anything done without approval.
How to Read Our Prices Against Anyone Else's
Compare scope, never headline numbers. Five questions settle a wet-works quote, and each has a numeric answer:
- How many square feet of kitchen floor, and how many of kitchen wall?
- How many square feet per toilet, and is that per toilet or across both?
- What tile price per square foot, and in what tile size?
- Is a waterproofing membrane included, and what system?
- Are haulage, debris clearance and the chemical wash inside the number or outside it?
Question two catches more people than the rest combined. An allowance quoted across both toilets rather than per toilet halves what you are getting while the headline price looks the same.
Question four is the one that separates a renovation from a repaint. Waterproofing sits under the tiles where nobody sees it, which makes it the easiest line to leave out of a cheap quote and the most expensive one to put right afterwards. If a contractor cannot name the system they use, that is your answer.
Ask all five in a single message and keep the replies. Two contractors answering the same five questions in writing is the closest thing to a like-for-like comparison this industry offers, and it costs you one message to set up.
When to Start
Engage a contractor two to three months before key collection, or before completion on a resale purchase. Design, material orders and permit submissions run in parallel during that window, so physical work can begin the week the flat is yours.
Our renovation sequence guide sets out the order works actually run in, and the drilling and renovation hours page covers when noisy work is permitted.
Working With Us
RCS is an HDB Registered Renovation Contractor and a BCA-approved contractor, holding bizSAFE Level 3 certification and PMI membership, working on HDB flats since 2017 under Licence HB-11-5877Z. That licence number takes under a minute to check in HDB's directory, and you should check it for us and for everyone else quoting you.
If your flat is new, take the BTO bundle. If the surfaces are coming out, the resale bundle is the one. For the kitchen on its own, see our kitchen renovation guide. For whole-flat scopes, see the 3-room, 4-room and 5-room pages.
Still Comparing
Sensible. We'd rather you took another fortnight than regretted the deposit.
One suggestion while you compare. Decide your tier before you collect quotations, not after. Walk the flat, look at the bathroom floor and the kitchen wall, and settle whether those surfaces are staying or coming out. Once that is fixed, every quote you receive is answering the same question, and the differences between them start to mean something.
If what you need first is someone to check a scope or tell you whether a quotation in front of you is fair, that is a different conversation from appointing a contractor. You can have it at ai-deal.ai, where homeowners get their renovation questions reviewed without hiring anyone.
Frequently Asked Questions
How much are kitchen and 2 bathroom renovation packages in 2026?
A BTO package with overlay is S$18,390 and a resale package with full hacking is S$24,990. BTO resale tiers sit between them at S$18,990 with overlay and S$19,990 with hacking. Every figure links to its product page above.
Is bundling cheaper than buying the kitchen and toilets separately?
On a BTO scope, yes, by S$2,890. The kitchen alone is S$10,990 and both toilets alone are S$10,290, totalling S$21,280 against S$18,390 for the bundle. The bundle does reduce kitchen floor overlay to 100 sqft and wall overlay to 150 sqft.
What is the difference between the overlay and hacking tiers?
Overlay lays new surfaces over sound existing ones. Hacking removes the old tiles, fittings and piping, then puts back a waterproofing membrane, new screed and stainless steel piping. Hacking suits failed surfaces or a layout change, not a dated colour scheme.
Does the package cover my bedroom and living room floors?
No. These tiers cover the kitchen, the service yard and both toilets. Bedroom and living-area flooring belongs to a whole-house package, which is priced by flat type on our 3-room, 4-room and 5-room pages.
Why do the new-BTO tiers overlay the toilets instead of hacking them?
Because HDB applies a three-year restriction to newly built flats covering removal of wall and floor finishes in bathrooms and toilets. Overlay is the compliant method during that period. A contractor offering to hack a new flat's toilets is offering to breach that restriction. The restriction lapses with the three years, which is why the BTO resale tiers can offer hacking.
What is included free with these packages?
It depends on the tier, and the difference is worth knowing before you sign. The BTO bundle supplies two WCs, two bidet sets, two basin and mixer tap sets, two rainshower columns with mixers, a 15-litre storage heater tank, the kitchen sink and tap, and a Rinnai hood with a two-burner hob. The resale hacking bundle supplies two WCs, two bidet sets, two basin and tap sets, two pump instant heaters with hand showers, the kitchen sink and tap, a Rinnai hood with a two-burner hob, a washing machine point and tap, and ceiling painting in the kitchen and both toilets. Gas connection is not included in either.
Sources
- RCS product pages for every price quoted, linked inline at each figure. Verified 9 September 2026.
- HDB renovation guidelines, building works — the three-year restriction on removing bathroom wall and floor finishes.
- HDB renovation guidelines, electrical works — permit rules for 15amp power points, the no-permit tables, and the requirement for an EMA licensed electrical worker.
- HDB, important information on renovations — engaging a contractor from the Directory of Renovation Contractors, and flat owner responsibility for the works.
Disclaimer: Prices for these kitchen and 2 bathroom renovation packages are starting figures for the tiers named, verified against our product pages on 9 September 2026, and they may change. Your final quotation depends on cabinet length, tile selection, your flat's condition and final scope. Durations and warranty terms are confirmed in your contract, not on this page. HDB rules are summarised here with their sources linked; confirm current requirements with HDB before committing.
What to Read Next
This page settles the wet-works tier. These are the questions that usually come up straight after it, each answered on its own page.
- Condo renovation and what your MCST requires, if the flat is not an HDB one.
- Renovation insurance, what it covers and what it costs.
- The EASE grant and elderly-friendly bathroom fittings, which changes what you should specify in the toilets.
- Feng shui considerations in an HDB renovation, for households who plan the layout around them.
- Full house renovation in Punggol and the Punggol kitchen and bathroom package.
The EASE one is worth a look even if nobody in the household is elderly yet. Grab bars and a non-slip floor are far cheaper to specify while the bathroom is already open than to retrofit later.
