Rising material costs and labor shortages have pushed renovation prices up by 12-15% across Singapore throughout 2025, yet transparent contractors continue offering fixed-price packages that protect homeowners from budget overruns. RCS Renovation Contractor Singapore maintains competitive all-inclusive packages starting from approximately $5,590 for kitchen cabinets and $9,990 for dual toilet renovations, based on standard specifications and typical HDB layouts.
This comprehensive price guide reveals actual package costs for BTO flats, resale HDB units, and individual room upgrades based on December 2025 market conditions. Whether you're a first-time BTO owner working within tight budget constraints or a resale flat buyer planning complete transformation, understanding realistic cost breakdowns helps you make informed decisions and avoid the pricing traps that catch most Singaporean homeowners unprepared.
Important Disclaimer: All renovation prices, package details, and cost examples mentioned in this article are indicative estimates based on RCS Renovation Contractor Singapore's internal package structure and current market conditions as of December 2025. Actual prices may vary depending on your specific flat layout, existing unit condition, material selections, scope modifications, and any ongoing promotions. Information on this page does not constitute financial advice or binding contract terms, and should not be used as the sole reference before making renovation decisions. Please obtain an official written quotation directly from RCS Renovation Contractor Singapore for accurate, up-to-date pricing specific to your project requirements.
Why Renovation Costs Increased in 2025-2026
The Singapore renovation market experienced significant price pressure throughout 2025 due to multiple converging economic factors. Global supply chain disruptions affected the availability of imported tiles, sanitary fittings, and kitchen cabinet hardware primarily sourced from China, Malaysia, and Thailand. Labor costs rose substantially as construction demand outpaced the availability of skilled workers, with experienced tilers and carpenters commanding 18-22% higher daily rates compared to 2024 levels.
Material price volatility hit particularly hard during the second quarter of 2025 when cement costs jumped 14% and steel reinforcement bars increased by 11%. Plywood sheets for carpentry work saw a 9% price hike due to reduced timber exports from Indonesia following new forestry regulations. These cumulative factors forced many renovation contractors to abandon fixed-price quotations in favor of variable pricing models that exposed homeowners to substantial budget overruns mid-project.
Despite these market pressures, established contractors like RCS who maintain long-term supplier relationships and bulk purchasing agreements continue offering fixed-price packages that lock in costs for the entire renovation period. This pricing stability provides crucial budget certainty for homeowners financing their renovations through personal loans or HDB renovation loans with fixed borrowing limits of $30,000.
Kitchen Cabinet Packages: From Basic to Premium
Kitchen renovations consistently rank as the highest return-on-investment upgrade for HDB flats, with well-designed kitchens potentially adding 8-12% to resale values according to property agents. The kitchen serves as the functional heart of Singaporean homes where families prepare daily meals, and outdated or inefficient layouts directly impact quality of life and cooking efficiency.
Standard Kitchen Cabinet Package (from $5,590)
The entry-level package from RCS Kitchen Renovation delivers professional-grade cabinetry suitable for most 3-room and 4-room HDB layouts. The approximately 20 linear feet of cabinet space provides adequate storage for a typical family's cookware, dry goods, and kitchen appliances while maintaining the compact efficiency that Singapore kitchens require due to space constraints.
Plywood cabinet construction offers superior durability compared to particleboard alternatives commonly used by budget contractors. The 18mm thick plywood resists moisture damage in Singapore's humid tropical climate and supports heavier loads without sagging over extended periods. Laminate finishes typically come in 10-15 color options ranging from classic white and natural wood grain to contemporary grey, black, and two-tone combinations, allowing homeowners to match their kitchen aesthetic to overall home design themes.
The included quartz countertop (approximately 8 feet in length) provides a heat-resistant, non-porous surface ideal for food preparation. Unlike cheaper granite alternatives that require annual sealing maintenance, quartz maintains its appearance with simple soap and water cleaning. The undermount stainless steel sink includes a chrome mixer tap with pull-out spray function for vegetable washing, and soft-close hinges prevent the cabinet door slamming that damages hardware over years of daily use.
Under-cabinet LED lighting strips illuminate the workspace and create pleasant ambiance during evening hours. The package includes professional installation of all components, electrical wiring for the lighting and appliance power points, and disposal of old cabinets if replacing existing kitchen setups in resale flats. Complete package specifications and current pricing can be viewed at the Kitchen Renovation Collection.
Note: Actual cabinet length, countertop dimensions, and material selections may vary based on your specific kitchen layout and measurements. The indicative price assumes standard HDB kitchen dimensions without unusual structural constraints.
Premium Kitchen Cabinet Package (from $6,190)
The premium upgrade adds approximately $600 but delivers substantially enhanced aesthetics and functionality that justify the investment for homeowners prioritizing kitchen experience and long-term durability. The 3G laminate or acrylic cabinet doors feature high-gloss finishes that photograph beautifully for social media and maintain their appearance better than standard laminates when exposed to cooking oils, steam, and frequent handling.
Upgraded internal fittings include pull-out wire baskets for pots and pans, corner carousel systems that maximize the notoriously difficult corner cabinet spaces where items typically get lost, and cutlery divider inserts that keep drawers organized without separate organizer purchases. Designer cabinet handles in brushed nickel, matte black, or rose gold finishes replace the standard aluminum handles, adding a custom-designed appearance that elevates the entire kitchen aesthetic.
The premium package extends the standard warranty from 1 year to 3 years on all carpentry workmanship and hardware components, providing long-term peace of mind. For homeowners planning to remain in their flats for 10+ years, this extended coverage proves valuable when minor adjustments, hinge replacements, or drawer runner maintenance becomes necessary. Premium package inquiries and bookings can be made through the Kitchen Renovation Collection with design consultations available.
Kitchen Cabinet Material Considerations
Singaporean homeowners frequently debate between standard plywood and marine plywood for kitchen cabinets, with marine plywood typically costing approximately 30% more due to its superior waterproofing properties. While marine plywood offers enhanced moisture resistance ideal for tropical climates, standard high-grade plywood with proper waterproofing treatment and regular ventilation performs adequately in modern HDB kitchens equipped with exhaust fans and air conditioning.
The key consideration involves cabinet placement relative to water sources and moisture exposure. Base cabinets beneath sinks benefit most from marine plywood construction due to potential leak exposure from plumbing connections, while upper cabinets and tall pantry cabinets can safely use standard plywood at lower cost. Many contractors offer hybrid solutions using marine plywood only for high-risk moisture areas, providing a cost-effective balance between durability and budget constraints.
Cabinet door materials significantly impact both aesthetics and longevity expectations. Laminate remains the most popular choice due to its affordability, vast color selection, and reasonable 5-8 year durability. Acrylic doors provide superior scratch resistance and maintain gloss better than laminate but cost 40-50% more. Solid wood doors offer premium natural aesthetics but require more maintenance in Singapore's humid environment and rarely fit within budget-conscious renovation packages for HDB flats.
Toilet Renovation Packages: Overlay vs Hacking Methods
Bathroom renovations represent the second-highest priority for HDB homeowners, particularly in resale flats where original fixtures may be 15-30 years old and showing signs of wear, leaks, or outdated designs. Understanding the fundamental difference between overlay and complete hacking methods helps homeowners choose the appropriate renovation approach based on their budget constraints, timeline requirements, and existing bathroom structural condition.
Understanding the Overlay Method
Overlay renovation applies new tiles directly over existing floor and wall tiles without removing the original surfaces, significantly reducing demolition costs, disposal fees, and labor time while achieving a completely refreshed appearance. Modern tile adhesive systems create strong bonds that typically last 10-15 years when properly applied by experienced tilers using appropriate surface preparation techniques.
The primary limitation involves floor height increase of approximately 15-20mm after overlay installation, which can create a small step at bathroom entrances. For most HDB layouts this minimal height difference poses no accessibility issues for healthy adults, though homeowners with elderly residents or family members with mobility concerns should carefully consider this factor. Overlay also cannot address underlying waterproofing failures or severely damaged substrates that require complete remediation with new waterproofing membrane application.
Overlay proves ideal for bathrooms in good structural condition where homeowners simply want aesthetic updates, fixture replacements, or modernization without the expense and disruption of complete hacking. The 3-4 week completion timeline allows families to maintain use of other bathrooms during renovation work, and the significantly reduced noise and dust production minimizes disruption to neighbors in adjacent units—an important consideration in high-density HDB blocks.
2 Toilets Standard Overlay Package (from $9,990)
The dual-toilet package from RCS Toilet Renovation Services provides complete bathroom transformations for both common and master bathrooms in typical HDB layouts. The overlay tile method covers existing surfaces with contemporary tile selections available in over 30 design combinations including popular marble-look porcelain, classic subway tiles, modern hexagonal mosaics, and wood-grain ceramic options that mimic natural timber.
Each bathroom receives a wall-mounted concealed cistern WC that creates a sleek, minimalist appearance while allowing easy floor cleaning beneath the suspended toilet bowl. The rimless flush technology reduces bacteria buildup and water stains compared to traditional rim-flush designs that trap dirt in hard-to-clean areas. Countertop basins sit atop vanity counters with storage cabinets below, providing essential bathroom storage for toiletries, cleaning supplies, and personal care items.
The rainshower and handheld shower combination offers flexibility for different family members' preferences and physical needs, with the overhead rainshower delivering spa-like experiences and the handheld option facilitating bathroom cleaning, elderly assistance, and pet washing. Each bathroom includes a 15-liter instant water heater that provides endless hot water without the standby energy consumption of storage tank heaters, suitable for typical Singaporean shower durations.
Professional waterproofing treatment covers all wet areas with a minimum 3-layer application of cementitious waterproofing membrane meeting Singapore building standards. The contractor conducts a mandatory 48-hour flooding test before tile installation to ensure complete water protection, and the package includes a 1-year waterproofing warranty against leaks to lower floors. Explore the complete range of toilet packages at the Toilet Renovation Collection.
Important Note: The indicative package price assumes standard HDB bathroom dimensions (approximately 1.5m x 2m per toilet) without unusual plumbing relocations or structural modifications. Prices may vary for larger bathrooms or layouts requiring extensive plumbing rerouting.
2 Toilets Premium Overlay Package (from $10,390)
The premium upgrade transforms bathrooms into luxury spa-like spaces that rival high-end condominium developments at a fraction of the cost. Designer tile selections include imported Italian porcelain, three-dimensional textured wall features, and floor tiles with certified anti-slip ratings suitable for elderly residents and young children. The approximately $400 premium over standard packages delivers substantial aesthetic impact through carefully curated material combinations and upgraded fixture quality.
Both bathrooms receive bidet spray attachments that provide superior hygiene compared to toilet paper alone, a feature increasingly preferred by Singaporean families embracing improved sanitation practices. The premium bathroom accessories set includes towel rails, robe hooks, toilet roll holders, and soap dispensers in matching finishes (chrome, brushed nickel, or matte black) that create cohesive design aesthetics rather than mismatched individual items.
Upgraded fixtures include rainfall showerheads with larger 10-inch diameters compared to the standard 8-inch versions for more comprehensive water coverage, and mixer taps with ceramic disc valves that prevent dripping and last significantly longer than traditional compression valves. LED mirror cabinets replace standard mirrors, providing better lighting for grooming tasks and additional concealed storage behind the mirror surface. Premium toilet package specifications are available at the Toilet Renovation Collection.
When Complete Hacking Becomes Necessary
Complete tile hacking and removal becomes necessary when existing bathrooms suffer from waterproofing failures evidenced by water seepage to lower floors, persistent dampness even after cleaning, or visible mold growth behind fixtures indicating moisture penetration. Resale flats older than 25 years often have deteriorated waterproofing membranes that overlay methods cannot remediate, requiring complete substrate rebuilding with new waterproofing systems.
Hacking also proves essential when homeowners want to reconfigure bathroom layouts, relocate fixtures to more convenient positions, or upgrade plumbing systems with concealed piping that provides cleaner aesthetics. The complete access to wall and floor substrates allows contractors to install modern plumbing infrastructure, upgrade drainage slopes for better water flow that prevents pooling, and ensure proper fixture placement for optimal functionality and code compliance.
The hacking process typically adds approximately $3,000-$4,500 per bathroom depending on existing tile thickness, number of tile layers, and disposal requirements which have become more expensive as landfill fees increase. Timeline extends by 2-3 weeks to accommodate demolition work, substrate preparation, waterproofing application and mandatory curing time, and new tile installation. Despite significantly higher costs, hacking delivers superior long-term results for bathrooms with underlying structural or waterproofing issues that will only worsen if left unaddressed.
Kitchen + Toilet Combo Packages: Maximum Value for Money
Combining kitchen and toilet renovations into single integrated packages delivers the best overall value for homeowners planning comprehensive wet area upgrades throughout their flats. The combined approach reduces contractor mobilization costs, allows more efficient bulk material ordering with better supplier discounts, and streamlines project management with a single contractor handling all work phases under one timeline.
Standard Kitchen + 2 Toilets Combo (from $18,390)
This integrated package from RCS Renovation Packages saves approximately $2,200-$2,800 compared to purchasing the standard kitchen package and standard 2-toilet package separately. The combined pricing reflects savings in contractor overhead costs, design consultation fees that would be charged twice for separate projects, and project management efficiency from coordinating all wet areas simultaneously.
Homeowners receive complete wet area transformations covering all three primary spaces requiring regular updates in HDB flats—kitchen for daily cooking needs and both bathrooms for family hygiene. The simultaneous renovation timeline allows the contractor to optimize work sequencing, conducting demolition and rough-in plumbing/electrical work across all areas before moving to finish work like tiling and carpentry, reducing the overall completion time by 1-2 weeks compared to sequential renovations.
The combined approach also ensures consistent design aesthetics across all wet areas, with coordinated tile selections, fixture finish matching (chrome, matte black, etc.), and color schemes creating a cohesive whole-home appearance rather than disjointed individual rooms. Single-source warranty coverage simplifies any post-renovation service needs, as homeowners deal with one contractor for all wet area maintenance, repairs, or adjustments during the warranty period.
Premium Kitchen + 2 Toilets Combo (from $18,990)
The premium combined package delivers designer-level finishes across all wet areas for just $600 more than the standard combo, representing exceptional value given the substantial aesthetic upgrades included in premium specifications. This package suits homeowners who view their renovation as a long-term 10-15 year investment and want finishes that remain contemporary and stylish rather than appearing dated after 5-7 years.
The upgraded materials, enhanced storage solutions, and premium fixtures create a luxury home environment typically found in condominium developments costing $1,000-$1,500 per square foot. For resale HDB flats in mature estates or prime locations, these premium finishes significantly enhance marketability when homeowners eventually sell, with prospective buyers willing to pay substantial premiums for move-in ready flats with recently renovated wet areas that require no immediate work.
Combined package projects also benefit from simplified communication and decision-making processes, as homeowners work with a single design consultant and dedicated project manager throughout the renovation. This streamlined approach reduces the coordination headaches, scheduling conflicts, and communication gaps that arise when managing multiple contractors for different areas with overlapping timelines. Explore premium combo options at RCS Full Renovation Packages.
BTO Renovation Packages: Budget to Premium Options
Brand new BTO (Build-To-Order) flats arrive as completely bare units with only basic electrical points, water supply lines, and sewage connections installed. First-time homeowners often underestimate the extensive work required to transform empty concrete shells into livable homes, leading to budget shock when detailed renovation quotations arrive revealing the true scope of work necessary.
Understanding the tiered package approach helps BTO buyers select appropriate renovation scopes that match their financial capacity while ensuring essential living requirements get adequately addressed. The following packages represent the most popular choices across different budget levels based on actual customer selections and contractor recommendations.
3-Room BTO Move-In Package (from $7,290 - $8,290)
The most budget-conscious option from RCS 3-Room BTO Packages focuses on absolute essentials required for basic habitability. This package suits young couples without children who own minimal furniture and kitchen equipment, or buyers who plan to phase their renovation over several years as finances improve and they better understand their living needs.
The basic carpentry component includes a simple wardrobe in the master bedroom with hanging rail and internal shelving, a small shoe cabinet at the entrance area, and a compact TV console in the living room for essential entertainment equipment. Kitchen receives minimal treatment with a small upper cabinet for storage of dry goods but typically no lower cabinets or countertop, requiring homeowners to use portable kitchen furniture or delay serious cooking setup until budget allows expansion.
All walls and ceilings receive basic emulsion painting in white or light neutral tones like ivory or cream, creating clean surfaces ready for furniture placement and future decoration. The electrical package installs essential power points in each room including dedicated high-load circuits for air conditioners, refrigerator, and washing machine that require separate wiring from standard outlets. Flooring remains bare cement screed, with homeowners expected to install their own floor coverings using DIY vinyl planks or live with concrete floors initially while saving for proper flooring.
This ultra-minimal approach allows young couples to move in quickly with monthly renovation loan payments under $200-$250 spread over 5 years, leaving budget room for essential furniture purchases and gradual upgrades as career progression improves income. The basic infrastructure ensures future expansion possibilities, with electrical conduits and water supply lines positioned to accommodate additional carpentry and fixture installations when finances permit.
3-Room BTO Bare Unit Package with Vinyl Flooring (from $15,690 - $16,490)
The mid-tier package adds crucial flooring coverage that transforms bare concrete into comfortable living spaces suitable for barefoot walking. Vinyl flooring throughout the entire 65-70 square meter flat provides attractive wood-look surfaces that feel warm and comfortable underfoot while requiring minimal maintenance compared to tiles or actual hardwood that demand regular polishing.
Modern luxury vinyl planks (LVP) offer waterproof construction suitable even for kitchen and service areas, though most homeowners still choose to upgrade bathroom wet areas with proper ceramic tiles. The click-lock installation system allows relatively quick completion in 3-4 days, and the products used typically carry 10-year residential warranties against fading, peeling, or wear-through under normal household use conditions.
Expanded carpentry scope includes full-height wardrobes in both bedrooms with mirrored sliding doors that make small rooms appear larger, built-in desk space in the second bedroom suitable for work-from-home setups or children's study area, and a proper kitchen cabinet system with approximately 15 feet of combined upper and lower storage plus basic laminate countertop. The living room receives an entertainment console with open shelving for WiFi routers, set-top boxes, gaming consoles, and decorative displays.
The toilet renovation provides basic but functional fixtures including floor-mounted WC, wall-mounted basin with cabinet below, and shower setup with simple ceramic tiles covering all wet surfaces to meet waterproofing requirements. While not as elaborate as the standalone premium toilet packages, this essential bathroom setup makes the flat fully functional for immediate occupancy. Complete package specifications are available at 3-Room BTO Renovation Packages.
3-Room BTO Complete Package (from $16,690)
The most popular choice among 3-room BTO buyers balances comprehensive coverage with reasonable cost, earning its designation as the "sweet spot" package that delivers maximum value. This complete renovation includes essentially everything a young family needs to move in and live comfortably without additional immediate investments beyond furniture, appliances, and window furnishings.
Kitchen receives the full treatment with approximately 20 feet of cabinetry including upper and lower sections, quartz countertop extending along the entire work area, and proper sink and tap installation with plumbing connections. The increased counter space accommodates essential small appliances like rice cookers, air fryers, electric kettles, and bread toasters that define the modern Singaporean kitchen workspace.
Both bedrooms get optimized storage with platform bed bases incorporating pull-out storage drawers beneath the mattress level, maximizing space efficiency crucial in the compact 3-room layout where every square foot matters. The master bedroom wardrobe extends floor-to-ceiling with internal shelving customized for Singapore's tropical wardrobe needs, with hanging sections for work clothes and office attire plus folded storage compartments for casual wear and athleisure.
The living and dining areas receive cohesive design treatment with a feature wall behind the TV console creating visual interest through textured finishes or accent paint, and the dining area gets a small display cabinet for table linens, serving ware, and decorative items. Vinyl flooring throughout common areas combines with proper ceramic tile flooring in kitchen and both toilets, creating appropriate surfaces for each space's specific functional requirements and moisture exposure.
Lighting design includes false ceiling features in the living room for recessed downlight installation, creating ambient and task lighting layers that modern homes require beyond single ceiling-mounted fixtures. The complete lighting plan ensures adequate illumination in all areas while maintaining energy efficiency through LED technology. View the complete 3-room package at RCS 3-Room Complete Package.
Pricing Note: The indicated price range reflects variations in material selections, carpentry modifications, and optional upgrades. Final pricing depends on specific layout measurements and homeowner preferences confirmed during design consultation.
4-Room BTO Family Paradise Package (from $17,990)
The step up to 4-room BTO packages from 4-Room BTO Renovation Collection reflects the larger 90-95 square meter floor area and the typical buyer profile—young families with children or couples planning to start families soon who need additional space and age-appropriate room configurations. The package addresses the specific needs of these growing households with practical solutions for family living.
The expanded kitchen receives extended countertop length and increased cabinet storage capacity to accommodate the intensive cooking demands of families with growing children who require three proper meals daily plus snacks. An additional tall pantry cabinet provides bulk storage for rice purchases, canned goods, pasta, cooking oils, and the snack stockpiles that families accumulate. The kitchen layout often incorporates a small breakfast counter extension where children can eat quick meals or complete homework while parents prepare dinner nearby.
Three bedrooms receive appropriate treatments based on typical family use patterns. The master bedroom gets premium wardrobe systems with built-in vanity sections for morning grooming routines that busy parents appreciate. The second bedroom receives a study desk integrated with bookshelf storage suitable for primary school children's educational needs including textbook storage and computer workspace. The third bedroom keeps simpler wardrobe configurations suitable for younger children, guest room use, or future baby preparation.
The larger living area accommodates more elaborate entertainment setups with extended TV consoles reaching 8-10 feet in length, providing ample storage for gaming consoles, media streaming devices, children's toys, and family photo displays. A feature wall with recessed lighting accents creates the sophisticated aesthetic that families want when hosting extended relatives and friends for gatherings.
The common toilet receives full treatment with quality fixtures while the master bathroom gets slight upgrades including rainshower installation and nicer tile selections that create distinction between family and private bathrooms. This differentiation reflects the hierarchy typical in family homes while managing overall costs within the package budget.
5-Room BTO Executive Living Package (from $19,990)
The premium 5-room package from 5-Room BTO Collection addresses the needs of multi-generational families living together, dual-income professional couples wanting dedicated home offices, or families planning for very long-term residence in units sized 110-120 square meters. The larger floor area allows for more specialized room functions and premium finish levels throughout.
The master bedroom receives special attention with walk-in wardrobe configurations replacing traditional standalone wardrobes, providing the luxurious closet space found in private condominium developments. The walk-in design allows full-length mirrors, organized sections for shoes and bags and accessories, and the privacy of a separate dressing area physically separated from the sleeping space—a significant lifestyle upgrade that many homeowners prioritize.
The kitchen evolves into a true gourmet space with island counter extensions where applicable in layouts that permit proper circulation space, or peninsula counters that create semi-open kitchen-dining configurations connecting both areas visually. Increased cabinet storage accommodates serious cooking enthusiasts who own extensive cookware collections, specialty appliances like stand mixers and breadmakers, and bulk ingredient storage for household meal planning.
One bedroom typically gets configured as a proper home office with built-in desk runs extending along entire walls, filing storage for documents and business records, and floor-to-ceiling bookshelves suitable for professionals working from home or running side businesses. The electrical planning includes dedicated circuits for computers, printers, and networking equipment, with cable management solutions maintaining tidy appearances without visible wire clutter.
The larger floor area allows for more elaborate living and dining area designs with full-height feature walls extending from floor to ceiling, display alcoves with integrated lighting for artwork or collectibles, and sophisticated false ceiling layouts creating distinct zones within open-plan spaces. Premium vinyl or tile flooring extends throughout all areas, and the overall finish quality matches the expectations of buyers investing in Executive or Type A flats at the top of the HDB hierarchy.
Resale HDB Renovation: Complete Transformation Packages
Resale flat renovations involve significantly more complexity than BTO projects due to mandatory demolition requirements, disposal of old materials containing potential hazardous substances, and the need to work around existing structural elements while upgrading aged electrical and plumbing systems. Understanding the substantial cost differences between BTO and resale renovations helps resale buyers budget appropriately and avoid HDB renovation loan shortfalls that delay project completion.
Why Resale Costs Substantially More Than BTO
The price premium for resale renovations stems from several unavoidable factors beyond the homeowner's control. Demolition labor for removing existing floor tiles, wall tiles, kitchen cabinets, and bathroom fixtures adds approximately $8,000-$12,000 to project costs depending on flat size and extent of hacking required across different areas. Disposal fees for renovation debris have increased substantially as Singapore's limited landfill capacity diminishes, with contractors currently paying $120-$180 per ton for construction waste removal that gets factored into quotations.
Resale flats constructed before 2000 often contain asbestos in older ceiling boards, vinyl floor tiles, or pipe insulation, requiring specialized licensed removal that adds $2,000-$4,000 depending on quantities found during initial site inspection. Electrical systems in flats older than 20 years typically require complete rewiring to meet current Singapore electrical code standards and safely accommodate modern appliance loads from air conditioners, water heaters, and kitchen equipment, adding another $3,000-$5,000 to renovation budgets.
Hidden issues discovered during demolition phases frequently require additional remediation work that wasn't visible during initial assessment. Water-damaged concrete substrates from long-term leaks need complete rebuilding before new waterproofing and finishes can be properly applied, and outdated plumbing systems with corroded pipes may require replacement to prevent future leak disasters. These discovery-phase issues typically add 10-15% to original quotations even with experienced contractors who include reasonable contingency allowances.
3-Room Resale Fresh Start Package (from $35,390)
The comprehensive 3-room resale package from 3-Room Resale Collection addresses all common issues in flats aged 15-30 years, delivering completely renewed living spaces equivalent to new BTO condition or potentially better due to material upgrades. This complete transformation package includes every aspect necessary for total renewal without requiring any additional contractor work.
Complete floor tile hacking throughout the entire flat removes old tiles and allows proper floor leveling that fixes the uneven floors common in older HDB blocks built before modern quality control standards. New tile installation or premium vinyl flooring creates smooth, level surfaces throughout all rooms that eliminate tripping hazards and improve furniture placement. All ceiling repairs address settlement cracks, water stains from past roof leaks, and sagging sections before complete repainting, and outdated popcorn ceiling textures get smoothed to contemporary flat finishes preferred in modern homes.
Electrical rewiring replaces old aluminum wiring (used before 1990s) with modern copper cables rated for higher loads, and the circuit breaker panel gets completely upgraded to modern RCBO (Residual Current Breaker with Overcurrent) systems that provide significantly better safety protection against electrical fires and shocks. Power point locations get redesigned for contemporary furniture layouts and modern appliance needs, with dedicated 15-amp circuits for air conditioners, water heaters, and kitchen equipment that prevent circuit overloading.
Complete kitchen and bathroom replacements remove all old fixtures, tiles, cabinets, and fittings down to bare concrete walls and floor slabs. New waterproofing application ensures another 15-20 years of leak-free performance with proper maintenance. Modern sanitary fixtures, efficient water heaters with energy-saving features, and contemporary tile designs transform aged bathrooms into spa-like spaces that rival new condominium developments.
All existing carpentry gets demolished and replaced with new wardrobes, TV consoles, and storage cabinets designed for current lifestyle needs rather than working around 20-year-old built-ins that waste space with inefficient layouts. The fresh start approach allows homeowners to implement contemporary open-concept designs if desired, removing old partition walls and reconfiguring room layouts within HDB structural and regulatory guidelines.
4-Room Resale Complete Renewal Package (from $38,490)
The 4-room resale package from 4-Room Resale Packages scales up the 3-room approach for the larger 90-95 square meter floor area while addressing the specific issues common in flats from the 1990s-2000s construction era. These units often feature dated layouts with enclosed kitchens and formal dining rooms that modern families prefer to reconfigure into open-concept living spaces.
Living room feature walls receive special treatment with options for textured finishes, integrated accent lighting, or modern TV panel installations that conceal wiring and create strong focal points. The larger living area accommodates more elaborate entertainment setups and allows for proper dining area definition through flooring transitions, ceiling design elements, or partial-height dividers that maintain visual connectivity.
The master bedroom often gets enhanced with platform bed installations incorporating substantial storage drawers underneath the mattress, maximizing space efficiency crucial in HDB layouts where every square foot of storage counts. Built-in study areas or vanity sections with proper lighting transform master bedrooms into true personal retreats rather than simply sleeping spaces.
Kitchen renovations in 4-room flats typically involve more extensive work as families use these kitchens intensively over decades, leading to greater wear on cabinets, countertops, plumbing connections, and appliances after 15-20 years of daily use. Complete replacement with modern cabinet systems, upgraded appliance provisions including proper ventilation hoods, and adequate electrical circuits creates functional cooking spaces matching contemporary performance expectations.
The additional bedroom in 4-room layouts allows homeowners to create specialized spaces like dedicated home offices with proper desking and storage, children's study rooms with age-appropriate furniture, or elderly-friendly bedrooms with appropriate safety modifications including grab bars and accessibility features. Customized carpentry addresses each room's intended function rather than generic identical wardrobes in all bedrooms.
5-Room Resale Renovation: Vinyl vs Hacking Options
The larger 5-room Executive or Type A flats present unique renovation decisions due to their substantial floor areas of 110-120 square meters. The choice between vinyl overlay and complete tile hacking significantly impacts both total budget and final aesthetic results, requiring careful consideration of long-term plans and priorities.
5-Room Vinyl Overlay Package (from $31,190)
The vinyl approach from 5-Room Resale Packages preserves existing floor tiles in reasonable condition while applying premium vinyl plank flooring over them using specialized underlayment systems. This method saves approximately $8,000-$10,000 compared to complete tile removal and proves appropriate when existing floor tiles remain level without cracks, hollow sounds, or loose sections that would compromise the overlay.
Modern vinyl technology has evolved substantially over the past decade, with luxury vinyl tiles and planks offering waterproof construction, realistic wood and stone textures with embossed surfaces, and durability ratings supporting 15-20 year lifespans in residential use with proper maintenance. The 4-5mm thick products include attached underlayment that provides comfortable cushioning underfoot and sound dampening that hard tiles cannot match—particularly appreciated in bedrooms.
Installation proceeds quickly since overlay method requires no demolition, disposal logistics, or waiting for substrate drying, reducing timeline by 3-4 weeks compared to hacking approaches. The reduced timeline means shorter alternative accommodation needs for families who cannot remain in the flat during extensive renovation, saving $6,000-$10,000 on temporary rental costs that quickly offset the material price differences.
The vinyl option works particularly well in flats where homeowners plan shorter 5-7 year occupancies before upgrading to condominium developments or larger HDB units. The investment provides a refreshed modern appearance adequate for the planned occupancy period without the substantial expense of complete floor replacement that only very long-term residents fully benefit from through extended use.
5-Room Standard Hacking Package (from $39,390)
Complete floor hacking becomes the recommended approach when existing tiles show significant damage including cracks, loose sections, or uneven height differences between rooms, when floor levels vary substantially causing tripping hazards, or when homeowners plan 15+ year occupancies justifying the investment in permanent solutions. The hacking process removes all existing floor tiles throughout the 110-120 square meter area, allows comprehensive inspection of the structural floor slab for cracks or moisture damage, and enables proper floor leveling with self-leveling compound before new tile installation.
This complete substrate access allows contractors to fix underlying issues that overlay methods cannot address, including minor concrete repairs, proper waterproofing membrane application in wet areas, and correction of drainage slopes in bathrooms that may have settled over decades. Addressing these foundational issues prevents future problems that would require costly remediation work within 5-10 years.
New tile installation with contemporary large-format tiles creates the premium aesthetic that serious homeowners desire for long-term residence. Popular options include 800x800mm or 1200x600mm porcelain tiles that minimize grout lines and create seamless expansive appearances that make spaces feel larger. The tile selections available range from marble-look porcelain that mimics Carrara or Calacatta marble to wood-grain ceramic to industrial concrete-finish designs matching any aesthetic preference from classic to contemporary.
The hacking approach also allows for mixed flooring material strategies between different areas, with ceramic or porcelain tile flooring in wet areas and kitchen where moisture resistance matters most, while using premium vinyl or engineered wood in bedrooms and living areas where comfort underfoot takes priority. These thoughtful mixed-material approaches create visual interest through subtle transitions and allow homeowners to select optimal flooring types for each area's specific functional requirements and aesthetic goals.
5-Room Premium Hacking Package (from $41,590)
The premium version extends the standard hacking package with upgraded tile selections from premium manufacturers, expanded carpentry scope with more elaborate custom designs, and enhanced finishes throughout the flat including crown molding and decorative ceiling features. The additional $2,200 investment over standard hacking delivers designer-level results that significantly boost resale value when homeowners eventually sell their Executive flats to upgraders seeking move-in ready premium units.
Premium imported tiles from Italian or Spanish manufacturers replace standard Asian-produced tiles, offering superior dimensional consistency, more realistic natural stone appearances with varied vein patterns, and better long-term durability with harder wearing surfaces. Large-format rectified tiles allow ultra-thin 2mm grout lines creating almost seamless floors that luxury condominium developments feature as selling points.
Carpentry scope expands significantly to include more elaborate designs like full-wall wardrobe systems extending corner to corner that maximize every inch of storage space, bay window seating with integrated storage compartments beneath the cushions, and custom display alcoves with integrated LED lighting for artwork, collectibles, or family photo galleries. Kitchen receives island counter configurations where layouts permit proper circulation space, or extended peninsula counters with waterfall edge details and breakfast bar seating sections creating semi-open kitchen concepts that modern families prefer.
Both bathrooms receive premium treatment matching the standalone premium toilet packages, with designer tiles creating spa-like atmospheres, upgraded Grohe or Hansgrohe fixtures providing superior performance, and luxury finishes including rainfall showerheads, freestanding basins, and premium mirrors with defogger functions. The master bathroom often includes bathtub installation in layouts with adequate space (typically 5-room flats built before 2000), creating true master suite configurations comparable to private housing developments.
False ceiling designs throughout the flat incorporate multiple sophisticated lighting layers with cove lighting around perimeters for ambient glow, recessed LED downlights for task illumination in functional areas, and accent spotlights highlighting feature walls or architectural details. The carefully designed lighting creates transformative atmospheres from morning through evening, supporting different activities and moods throughout the day while maintaining energy efficiency through LED technology and smart dimming controls.
Hidden Costs That Inflate Renovation Budgets
Beyond the stated package prices themselves, homeowners must budget for several additional expenses that standard renovation contracts typically exclude from base quotations. Understanding these supplementary costs prevents budget shortfalls mid-project that force unwanted compromises on key renovation elements or require emergency borrowing that disrupts household finances.
Appliance and Fixture Upgrades
Renovation packages usually include builder-grade appliances and fixtures at specific price points that meet basic functional requirements but may not match homeowner preferences for premium brands or advanced features. Upgrading from standard Rubine or Elba range hoods and hobs to premium Bosch, Electrolux, or Miele models adds approximately $800-$1,500 depending on specifications. Switching from standard acrylic shower panels to frameless tempered glass shower screens with chrome hardware adds $600-$1,200 per bathroom but dramatically improves aesthetics.
Water heater upgrades from basic 15-liter instant heaters to 30-liter storage heaters for longer shower durations, or upgrading from standard Rubine instant heaters to premium Ariston or Rheem models with digital temperature controls, adds $300-$600 per unit. Kitchen mixer tap upgrades from standard chrome finish to premium finishes with pull-out spray heads, swivel spouts, and integrated filter systems adds $200-$400 but significantly improves daily functionality. These appliance and fixture upgrades across a typical 4-room flat commonly total $3,000-$5,000 beyond base package costs.
Carpentry Additions and Modifications
Standard packages include defined carpentry scope based on typical requirements, but homeowners frequently request additions during design consultation meetings after seeing their layout possibilities. Adding shoe cabinets with seating benches at entryways, floating display shelving for collectibles or books, study desk extensions, or custom window seat storage typically costs $500-$1,200 per item depending on size and complexity. Platform bed bases with hydraulic lift mechanisms and storage compartments add $1,500-$2,500 per bedroom but maximize space efficiency in compact HDB layouts.
Custom wardrobe internal fittings beyond standard hanging rails and basic shelves, including pull-out accessory trays for jewelry and watches, trouser racks, built-in safe compartments, or specialized shoe racks with angled shelves, add $300-$800 per wardrobe depending on components selected. These carpentry additions and customizations across a typical 4-room flat commonly total $4,000-$7,000 beyond package inclusions when homeowners optimize every storage opportunity.
Electrical and Lighting Enhancements
Package electrical work includes basic power point installations and standard lighting provisions, but modern smart homes require additional infrastructure that forward-thinking homeowners want installed during renovation rather than retrofitting later. Installing Cat6 or Cat7 network cabling throughout the flat for hardwired internet connections in bedrooms, living room, and home office areas adds $800-$1,500 depending on number of termination points and cable lengths required.
Upgrading to smart home automation systems with app-controlled lighting scenes, automated curtain motors, smart air conditioning controls, and integrated security cameras adds $2,000-$4,000 for basic whole-home systems before scaling to advanced configurations. Additional air conditioning power points beyond standard package allowances cost $200-$300 each including proper circuit wiring, breaker allocation, and outlet termination.
Upgraded decorative lighting fixtures for dining areas, bedrooms, or feature areas to replace builder-grade options cost $150-$600 per fixture depending on designer versus mass-market selections. Homeowners prioritizing ambiance often spend $1,500-$3,000 on lighting upgrades alone. These electrical enhancements and smart home infrastructure typically add $2,500-$4,500 to total package costs for technology-oriented households.
Furniture and Window Furnishings
Renovation packages focus exclusively on built-in elements and do not include loose furniture or window treatments that homeowners must purchase separately. Essential furniture for a typical 4-room flat including living room sofa sets, dining table and chairs, bedroom frames, and quality mattresses typically costs $8,000-$15,000 depending on quality levels selected and whether purchasing from budget retailers like IKEA versus mid-range options like Castlery or premium brands.
Window curtains, roller blinds, or venetian blinds for all windows throughout a 4-room flat cost approximately $2,500-$5,000 depending on fabric quality, manual versus motorized operation, and whether using day curtains only versus day-night combinations. These essential but excluded items significantly impact the actual move-in ready budget beyond quoted renovation costs.
Temporary Accommodation During Renovation
Renovation projects lasting 10-14 weeks often require families to vacate premises completely, particularly during intensive hacking phases when dust and noise make remaining impossible, or when families have young children or elderly residents sensitive to construction environments. Temporary accommodation options range from staying with relatives (minimal cost but reduced privacy) to renting alternative apartments at current market rates of $2,000-$3,500 monthly depending on location and unit size.
For a typical 12-week resale renovation requiring 3 months alternative accommodation, temporary housing costs potentially add $6,000-$10,500 to total project expenses. Some homeowners reduce this burden by timing renovations during extended overseas trips or temporarily relocating to just-vacated previous homes if timing allows, but these convenient scenarios represent exceptions rather than the norm for most families.
Renovation Financing: Loans and Payment Strategies
Most Singaporean homeowners finance renovations through HDB renovation loans for eligible HDB flat owners, bank personal loans, specialized renovation loans from financial institutions, or credit card installment plans depending on amounts borrowed and preferred repayment structures. Understanding the financial instruments available and their respective advantages optimizes borrowing costs and maintains healthy debt
