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A 4-room flat at Towner Residences is approximately 93sqm, which is 1,001 sq ft, with 969 sq ft of that internal. Renovation starts at S$7,390 for a move-in package and S$16,990 for a bare unit with tiles. The two toilets are a separate S$10,290 line.
That last line is the one that catches people out.
Key Takeaways
- The 4-room here is approximately 93sqm, inclusive of 90sqm internal and an air-con ledge. That is 1,001 sq ft gross, 969 sq ft internal.
- The floor plan shows two Bath/WC, not one. Budget for two bathrooms from day one.
- Completion is estimated at December 2026, and that date comes from our own project tracker rather than from HDB. Engage a contractor two to three months before key collection, because renovation cannot lawfully start before handover.
- The flat is new, so the toilets go on overlay. HDB's three-year restriction period limits removal of bathroom floor and wall finishes.
- Both bare unit packages include 700 sq ft of flooring, living, dining and bedrooms only. Against 969 sq ft internal, that leaves 269 sq ft to account for.
- No 4-room package covers the toilets. That scope is S$10,290 on its own.
How Big Is a Towner Residences 4-Room in Square Feet?
HDB publishes flat sizes in square metres. Renovation packages, ours included, are quoted in square feet. Nobody does the conversion for you, so here it is.
The sales brochure records the 4-room at approximately 93sqm, inclusive of an internal floor area of 90sqm and an air-con ledge. One square metre is 10.7639 sq ft.
- 93sqm gross, multiplied by 10.7639, is 1,001 sq ft.
- 90sqm internal, multiplied by 10.7639, is 969 sq ft.
- The 3sqm difference between the two is the air-con ledge, roughly 32 sq ft. You do not floor it, and no package prices it.
Use 969 sq ft, not 1,001 sq ft, when reading any quotation for this flat. The gross figure includes an outdoor ledge nobody is tiling.
What Is Verified About This Project
Every figure below except one comes from HDB's own sales brochure for this development. The exception is the completion date, and we flag it in the table rather than let it borrow the brochure's authority. The August 2021 brochure carries no completion, possession or lease commencement date at all.
| Item | Recorded figure |
|---|---|
| Project | Towner Residences, Kallang/Whampoa |
| Estimated completion (our tracker, not the brochure) | December 2026 |
| Flat types | 3-room and 4-room |
| 3-room approximate floor area | 68sqm, about 732 sq ft |
| 4-room approximate floor area | 93sqm, about 1,001 sq ft |
| 4-room internal floor area | 90sqm, about 969 sq ft |
| Bathrooms on the 4-room floor plan | 2 |
The 4-room is 25sqm larger than the 3-room at this development, which is 269 sq ft of extra floor. At selection, that was the difference you were choosing.
Our Towner Residences 3-room page covers the completion timeline and what the Optional Component Scheme offered at this launch. Check your own flat selection paperwork rather than assume either way.
Is Overlay the Cheap Option or the Correct One?
For a flat completing in December 2026 it is the correct one, and the compliant one. This flat is new, and that settles your bathroom method before you have looked at a tile.
HDB applies a three-year restriction period to every newly built flat, restricting the removal of finishes on bathroom and toilet floors and walls. From a December 2026 completion, that runs to roughly December 2029. An owner budgeting to hack the toilets at handover is budgeting for work that period restricts.
The engineering agrees with the rule. Overlay lays new finishes over sound existing ones, leaving the waterproofing membrane under the original tiles undisturbed. Hacking means breaking that membrane and rebuilding it, in a block where the flat below you is also brand new.
The trade-off is honest. Overlay raises the finished floor slightly, so door clearances and any existing kerb need checking on site. Our two-toilet overlay package at S$10,290 covers both bathrooms, up to 250 sq ft each, and excludes shower kerbs and drop kerbs. Raise that at quotation stage, not on site.
What the 700 Square Foot Allowance Actually Covers
Read the flooring line on both bare unit packages carefully. The allowance is for living, dining and bedrooms only, up to 700 sq ft.
It is not 700 sq ft of your flat. It is 700 sq ft of the rooms that need a new floor.
The tiled version supplies 600 x 600 tiles at S$3.00 per sq ft or lower, inclusive of GST, with skirtings included. Other tile sizes incur additional labour and material cost, and a tile above S$3.00 per sq ft is an upgrade, not a substitution.
The vinyl version supplies 5mm LVT click-system flooring over the same 700 sq ft, in the same rooms. That is the only real difference between the vinyl package at S$14,990 and the tiled package at S$16,990. The S$2,000 gap buys material, not more area.
Where the 269 Square Foot Gap Sits
969 sq ft internal, minus a 700 sq ft flooring allowance, leaves 269 sq ft. Here is the honest version of what that number is.
Your kitchen, both bathrooms, the service yard and the household shelter sit outside that scope. HDB delivers those areas finished, so the 269 sq ft is not automatically an extra charge. It is area the allowance was never meant to cover.
What matters is whether those excluded areas reach 269 sq ft in your unit. If they fall short, your living, dining and bedrooms exceed 700 sq ft, and the excess is chargeable. We will not pretend we know your room-by-room breakdown, because the brochure publishes totals only. Have it measured before you sign, and get the overage rate in writing.
Our general guide to 4-room BTO packages and what 700 sq ft costs explains how the tiers are built. This page is about the flat those tiers have to fit.
Which Tier Does This Flat Actually Need?
We will take a position. Most owners of a 4-room at this development need the bare unit tier, not the move-in tier, and the reason is in the scope rather than the price.
The move-in package at S$7,390 carries no flooring line at all. Its masonry scope is a concrete base for the 10ft kitchen cabinet. The rest is kitchen carpentry, a sink and tap, a storage heater, a hood point and painting the whole house in Nippon Vinilex, up to four colours.
That suits one owner only: the owner whose living and bedroom floors are already finished. If your bedrooms arrive on bare screed, a move-in package leaves you standing on screed with a very nice kitchen behind you.
Check your flat selection paperwork first. That document, not a price list, tells you which tier you are in.
4-Room Package Comparison for This Flat
| Package | Price | Flooring included | Suits |
|---|---|---|---|
| 4rm Move-In BTO, Most Popular | S$7,390 | None | Floors already finished at handover |
| 4rm Bare Unit BTO, Most Popular (Vinyl) | S$14,990 | 700 sq ft, 5mm LVT | Bare screed bedrooms, vinyl preferred |
| 4rm Bare Unit BTO, Most Popular (Tiles) | S$16,990 | 700 sq ft, 600 x 600 tiles | Bare screed bedrooms, tiles preferred |
| 2 Toilets BTO, Overlay | S$10,290 | Not applicable | Both bathrooms, added to any of the above |
The step from the S$7,390 move-in tier to the S$16,990 tiled bare unit is S$9,600. That is the price of putting a floor across 700 sq ft of living, dining and bedrooms, plus the extra painting and haulage that comes with a bare flat. See the full range on our 4-room BTO renovation packages.
What These Packages Do Not Cover
This is the section most price guides skip, so read it twice.
- The toilets. No 4-room package on this page includes bathroom work. That is a separate S$10,290 scope.
- Tiles outside the standard. 600 x 600 at S$3.00 per sq ft or lower is the allowance. Other sizes incur additional labour and material cost.
- Area beyond 700 sq ft. The flooring allowance is capped, and this flat has 969 sq ft internal.
- Shower kerbs and drop kerbs in the toilet package.
- Gas connection for the hood point.
None of this is hidden. It is printed on the product pages. Most owners simply read the headline number and not the scope beneath it, and that gap is where renovation budgets fail.
Carpentry Is Ten Feet, and That Is All
Here is the single most misread line in every 4-room package we sell.
The carpentry scope is a 10ft kitchen cabinet run, bottom and top, with a tier 1 quartz countertop over the same 10ft. White carcass, ABS trimmings, soft-closing hinges, laminate finish, three drawers. Included free are the hood, a two-burner Rinnai hob, sink, tap and a 15-litre storage heater.
What is not in there: wardrobes. TV console. Study desk. Feature walls. Shoe cabinet. Bay window carpentry. Not one foot of it.
In a 969 sq ft flat with every bedroom still to fit out, that is a material amount of carpentry sitting outside every figure on this page. Price it separately and price it early, because carpentry lead time, not tiling, is usually what decides whether you move in on schedule.
The Two Toilets Are Never Inside the Flat Package
The 4-room floor plan at this development shows two Bath/WC. Neither flat package on this page touches them.
Add the two-toilet overlay scope to whichever tier you land on, and the arithmetic looks like this. A move-in flat plus both toilets is S$7,390 plus S$10,290, which is S$17,680. A bare unit with tiles plus both toilets is S$16,990 plus S$10,290, which is S$27,280.
Those are starting figures for the stated tiers, not a quotation for your unit. But they are the two realistic shapes of a Towner Residences 4-room budget, and an owner who has only seen the S$7,390 headline is roughly S$10,000 short before anyone has measured anything.
The two-toilet package covers up to 250 sq ft per bathroom and supplies the water closets, bidets, basins with mixer taps, rainshower columns and a 15-litre storage heater.
Is the Kitchen Bundle Worth It Here?
Only in one situation, and it is worth being precise about which.
If you want the kitchen floor and walls overlaid as well as the toilets, buying separately costs S$10,990 for the kitchen plus S$10,290 for the two toilets, which is S$21,280. The Kitchen + 2 Toilets bundle is S$18,390, a saving of S$2,890.
The scope is not identical, and we will not sell you the difference as if it were. Inside the bundle, kitchen floor overlay drops from 150 sq ft to 100 sq ft and kitchen wall overlay from 250 sq ft to 150 sq ft. The toilets stay at up to 250 sq ft each.
So the bundle saves S$2,890 and gives up 50 sq ft of kitchen floor and 100 sq ft of kitchen wall. Measure your kitchen against 100 sq ft before calling that a good trade.
The Permit Most Owners Forget
Air-conditioning is the usual trigger, and owners rarely see it coming.
HDB requires a permit for installing new 15amp power points, which is the point type higher-capacity appliances such as air-conditioners run on, in a flat without higher electrical loading. The rules are set out on HDB's electrical works guidelines.
Raise it at the quotation stage rather than in week two of your renovation. Permit paperwork is prepared before handover in a well-run job, so that the day keys change hands, nothing is waiting on an application.
This is the practical argument for appointing a contractor before key collection rather than after it. Not urgency for its own sake. Paperwork has a lead time, and that lead time runs whether you have started it or not.
Timing From a December 2026 Completion
Completion is estimated at December 2026. Key collection appointments follow, and HDB schedules them per household. Renovation cannot lawfully begin before handover, so nothing physical moves before your keys.
What that leaves you is a planning window, and it is the only part of the schedule you control.
- Two to three months before key collection: settle scope, choose materials, appoint a contractor listed in HDB's directory.
- Before handover: permit submissions prepared, so nothing waits on paperwork.
- Key collection day: inspect the flat, log defects with HDB before any work starts.
- After keys: protection, overlay to the two toilets, flooring, carpentry, then final inspection.
Our BTO key collection checklist covers the appointment itself, and our BTO completion date tracker sets this project against the wider schedule.
What to Do in the Next Four Weeks
Three tasks. None of them costs anything, and all three change your quotation.
First, find your flat selection paperwork and write down whether your bedroom and living floors were included. That one line decides whether you are shopping at S$7,390 or at S$16,990, and it is the difference between comparing quotes and comparing guesses.
Second, write down 969 sq ft and 700 sq ft on the same page. Ask every contractor you speak to how they handle the difference, and what the rate is per square foot beyond the allowance.
Third, decide whether the two toilets are in your budget or outside it. At S$10,290 for both on overlay, this is not a line item to discover in month two.
How to Compare Two Quotations on This Flat
Compare scope, never headline prices. Two quotations for a Towner Residences 4-room are only comparable when both state the same four things.
- Square feet of flooring included, and the rate beyond it.
- Feet of kitchen carpentry, and whether the countertop runs the full length.
- Whether both bathrooms are in scope, and at what area per bathroom.
- Tile size and price band, since sizes outside 600 x 600 at S$3.00 per sq ft carry extra cost.
A quotation that omits haulage, floor protection, debris disposal or chemical washing is not cheaper than one that includes them. It is later. Those costs arrive as variations once the job has started and you have no leverage left.
Ask for quantities and unit rates in writing, and confirm your contractor appears in HDB's Directory of Renovation Contractors before any money moves.
Working With Us on a Towner Residences 4-Room
We are 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. You can check that licence number yourself in HDB's directory, and we would rather you did than took our word for it.
If your bedrooms arrive on bare screed, the tiled bare unit scope at S$16,990 is the one built for this flat, and the two-toilet overlay at S$10,290 handles both bathrooms alongside it.
The full tier range sits on our 4-room BTO renovation packages page. Bring your flat selection paperwork to the first conversation and the quotation gets shorter.
Still Deciding, and Not Ready to Hire Anyone
With completion in December 2026, that is a reasonable place to be, and we are not going to pretend otherwise.
If what you actually need is someone to sanity-check a scope, tell you whether 700 sq ft covers your flat, or read a quotation you have already been sent, that is a different conversation from appointing a contractor. You are still deciding, and deciding well is the part that saves money.
You can have that conversation at ai-deal.ai, where homeowners get renovation questions reviewed without hiring anyone.
Frequently Asked Questions
How big is a Towner Residences 4-room flat?
Approximately 93sqm, inclusive of 90sqm internal and an air-con ledge. At 10.7639 sq ft per square metre, that is about 1,001 sq ft gross and 969 sq ft internal. Use 969 sq ft when reading quotations, since the ledge is not floored.
How many bathrooms does the 4-room have?
Two. The 4-room floor plan shows two Bath/WC. Both belong in your budget from the start, and neither is included in the flat packages. The two-toilet overlay package is S$10,290.
Can I hack the bathroom tiles when I collect keys?
No. HDB applies a three-year restriction period to newly built flats, restricting removal of finishes on bathroom and toilet floors and walls. From a December 2026 completion, that runs to roughly December 2029. Overlay is the compliant method until then.
How much does a 4-room renovation at Towner Residences cost?
A move-in package is S$7,390, a bare unit with vinyl is S$14,990, and a bare unit with tiles is S$16,990. Add S$10,290 for both toilets. These are starting figures, not a quotation for your unit.
Does the package cover my whole 969 square feet?
No. The 700 sq ft allowance applies to living, dining and bedrooms only. Your kitchen, both bathrooms, the service yard and the household shelter sit outside it. Have the areas measured, and get the rate beyond 700 sq ft in writing before you sign.
Is December 2026 an official HDB completion date?
No. It is the estimate on our own project tracker, and a third-party tracker records a 1 December 2026 lease commencement. HDB's August 2021 sales brochure for this development states no completion date. Your key collection appointment letter from HDB is the only authoritative date, and HDB can revise it.
When should I appoint a contractor?
Two to three months before key collection. That window lets design, material orders and permit submissions run in parallel, so work begins the week you collect keys. Renovation cannot lawfully begin before handover, so appointing earlier buys preparation, not an earlier start.
Sources
- HDB sales brochure, Towner Residences, August 2021: 4-room floor plan, floor areas, two Bath/WC, and the flat type distribution. It records no completion date, which is why the December 2026 figure on this page is attributed to our own tracker instead.
- HDB renovation guidelines, building works: the three-year restriction period on newly built flats.
- HDB renovation guidelines, electrical works: permits for new 15amp power points.
- RCS product pages, checked 9 September 2026: prices, allowances and exclusions, each linked at the figure it supports.
Disclaimer: Package prices, scopes and HDB rules stated in this Towner Residences 4-room guide are current as at September 2026 and may change. Completion and key collection dates are set by the Housing and Development Board and can shift. Floor areas are the approximate figures published in the HDB sales brochure, and square-foot conversions are our own arithmetic at 10.7639 sq ft per square metre. Prices shown are starting figures for the stated tiers and methods; your final quotation depends on your flat's condition, the options you selected at booking, and your final scope. Confirm current details with us and with HDB before committing.
