Home renovations can be very pricy. In Singapore, there is no “average” as the scope, size of unit, age of unit and material choices can result in a huge difference.
However, we can still explore some ball park figures to start off.
HDB flats
A brand-new BTO typically costs S$35k– S$60k to fit out, rising with floor area (3-room: ~S$36–44 k; 4-room: ~S$51–62 k; 5-room: ~S$67 k+).
Resale flats run far higher—owners almost always hack tiles, redo wiring and update toilets—so budgets average S$60k–S$80k, with many exceeding S$100k for large 5-roomers.
Condominiums
Because new condos arrive with flooring, wardrobes and kitchen fittings, a cosmetic refresh (painting, lights, minor carpentry) can fall below S$40k. Factor in re-tiling, custom carpentry and ducted air-con and a realistic envelope is S$40k–S$55k for a new unit.
Older resale condos commonly land in the S$80k – S$100k range once hacking and wet-works start. Add in some customized carpentry or cabinets and you can easily hit S$150k+.
Landed homes
Individual landed projects vary wildly, but contractors quote from ~S$200 k for a light interior revamp and S$400 k–S$1 m+ when you add structural works, facade changes or attic extensions.
A rough rule of thumb is S$120 – S$200 per built-up square foot for a modern-finish makeover.
No formal survey pegs a median, but these ranges reflect recent contract tenders industry sources shared with Qanvast and SIA-registered architects.
This article was written by a Financial Horse Contributor.
1. Lock in an all-in budget—then ring-fence an extra 15%
With the above ranges in mind, its important to set your budget that fits within your finances.
Typically, it is wise to ring-fence an axtra 10-15% contigency, as more of than not, you will find that you will want to add something, or something unexpected requires additional budget.
Additionally, these reasons have seen costs go up:
- Labour has not fully recovered to pre-COVID levels; designers interviewed by Qanvast expect a 2-3\% YoY uplift in 2025
- Imported material prices have stabilised but remainabove 2019 norms.
- Compliance fees—HDB permits, professional PE endorsements for hacking, and GST — add ~8-10 % to headline quotes.
As a working rule, allocate 10–15% contingency. It is better to budget realistically than to lie to yourself and end up with a financial hole.
Another important tip is to stage your payments to realistic milestones e.g. 20%-30%-35%-15%.
Always negotiate milestone payments so you don’t lose everything in case of scams or horror situations. You also have better leverage if you haven’t paid everything all at once.
Treat any quote that is 30% below average ranges with suspicion — “too cheap” jobs often balloon later through variation orders or finish compromises.
A Wall Street Journal podcast warns that surprise plumbing and electrical fixes can swallow 20-25% of the budget, so bake that cushion in from Day 1.
One couple interviewed watched costs jump the moment black mold appeared behind their cabinets—because they had a contingency pot, the project kept moving, and they didn’t have to compromise on other essential finishes.
2. Pipes & plumbing, don’t play play
Moving a kitchen sink can add S$700–$2,000 once you factor in rerouted pipes and extra permits. Stretch the run any farther and the bill “rises quickly,” say professional plumbers.
Homeowners who insisted on an island sink often discover it was their single most expensive change.
Additionally, older units often have leaking issues and you definitely want to get them fixed before you move in.
3. Cosmetic touches can do a lot
Instead of remodelling or regutting everything, think about cosmetic touches.
Painting a door, or redoing just cupboard doors (instead of gutting everything), can save a ton of money.
You can also opt for aesthetic decals instead of customized wallpaper.
A U.S. blogger gave her ‘90s kitchen a dramatic black-and-oak makeover for under US$1,000—purely with paint, new hardware, and peel-and-stick backsplash—avoiding any demolition.
4. Shop smart with sale windows
Major brands in Singapore slash prices during National Day, 8.8 and Black Friday events.
Time big-ticket purchases for these big sale windows and you can shave thousands off your bill.
These would be the best times to get electronics and furniture pieces.
5. Pick one “hero” and keep the rest humble
Splurge on a marble-look quartz island or an artisanal Spanish splashback, then pair it with budget-friendly laminates and subway tiles elsewhere.
Designers use this high-low formula to create focal drama without blowing the budget.
6. Nothing wrong with basic, customise as a splurge
Modular systems from Ikea, Hafary or Livspace arrive pre-cut, reducing carpentry labour by 30–50%.
Add bespoke finishes only for odd corners or ceiling-height runs.
With a little effort, you may chance upon perfectly fitting furniture – especially smaller pieces like side tables that can really work with your space.
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7. Supply your own fixtures—and know the mark-ups
Contractors routinely add 10–25% for “coordination.” In one RenoTalk thread, a DIYer secured tiles at 20% below showroom price by buying direct and simply handing the slip to his installer.
Lot of people also choose to purchase their own furniture from TaoBao – but remember to get those that have some kind of refund policy.
However, do your research. Don’t buy just because it’s cheap or you may have to replace this in 1-2 years which ends up costing more.
8. Upcycle what you already own
If you’re moving with existing furniture, don’t be afraid to upcycle them.
If you have engaged an ID, you can ask him/her to think of ways to incorporate your existing pieces while obtaining a fresh look.
9. Detailed Renovation break-down
The bigggest renovation disputes comes down to a mismatch of expectations when it comes to cost.
There has to be clear and direct communication from the get go.
When you get any quotation, ask your ID/contractor to break it down, you need to know each and every itemized part so everyone is on the same page.
Be upfront with your ID/contractor – ask them to provide a detailed and honest quote, you don’t want any unexpected surprises at the end.
This is also why its important to have staged payment milestones, and be sure you are keeping tabs on progress. Only make payment when you can see that work is being done on schedule.
10. Vet IDs & contractors like you’re hiring a CFO
• Check HDB’s DRC list and complaint stats—486 cases were lodged against renovation firms in just the first half of 2024.
• Insist on a fixed-price contract with a defects-liability clause.
• Stage payments to milestones, never to dates.
Mr K paid S$152,000 upfront for a Novena penthouse makeover. the contractor vanished, leaving bare wires and hacked floors. He’s now pursuing civil action while living in a construction zone—an expensive reminder of why deposit limits matter.
Make sure you do your due diligence before hiring anyone.
Trust your gut as well – does this ID/contractor communicate directly and honestly with you? Does he/she understand what you want? Can/he she take feedback?
It’s a bit like dating here – the ID/contractor needs to “get” you and you to “get” him/her.
You should also be on board with their geeneral aesthetic sense.
If this ID/contractor mainly does industrial style homes, and you hate this style, even if he/she has the lowest quote and he/she seems very trustworthy, this is obviously a gamble as your aesthetic styles do not match.
Ask for real examples of completed works that he/she has undertaken, look carefully at the pictures and videos provided – ask for real life photos/videos – not just fancy 3D diagrams or staged photoshoots of homes (that may actually belong to other people in their firm).
Closing Thoughts
Renovating shouldn’t feel like roulette.
Treat every dollar as venture capital: invest where it amplifies value (attention-grabbing finishes, energy-saving appliances) and protect the downside with airtight contracts and a healthy contingency fund.
Any other renovation tips to share? Comment below!
Here’s a top tip. Keep it simple, and start with something that doesn’t really need more than a light touch. Elaborate renovations (especially custom joinery/cabinetwork) depreciate in dog-years and depend very much on the taste of the prospective buyers. If you’re selling others probably won’t want to pay the price for whatever you’ve done. The last three homes we sold were all kept simple and nice, and they sold quickly for good prices. The place we are currently in didn’t need much work and the whole renovation (including a full re-paint, some tiling, new major appliances and electrical work) ran out at less than S$20,000. Visitors always remark on how light and spacious our place appears despite being barely 1000 sq ft.
Great comment! And love the sharing!