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Ultimate Guide to HDB Renovation Costs: ID Vs Contractor & Tips to Lower Cost

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Ultimate Guide to HDB Renovation Costs: ID Vs Contractor & Tips to Lower Cost


Renovation
Source: Giphy

YAY, you have FINALLY collected your BTO keys! It’s time to decorate and plan your dream home!

But how do we start?

One thing’s for sure—renovation will never be as smooth as you thought. I am telling you this so you can manage your expectations early and set ground rules with the contractor or interior designer you’re hiring.

Most of us have heard horror stories about renovation, delays and how some companies ghosted couples halfway through their renovation, and this guide is to help you navigate your renovation journey!

Check out the costs and how you can do so below.


TL;DR: How Much Does BTO Renovation Cost in 2024?

This is a summary of the average BTO renovation costs in Singapore based on the size of the BTO flat.

Flat type Est. renovation cost with GST (Light) Est. renovation cost with GST (Moderate) Est. renovation cost with GST (Extensive)
3-room $2,298 – $25,179 $25,300 – $59,471 $57,552 – $401,665
4-room $2,998 – $33,572 $32,613 – $68,703 $71,461 – $412,936
5-room $2,998 – $35,970 $36,570 – $73,859 $71,940 to $359,700
3-Gen $23,730 – $34,143 $44,243 – $81,532 $81,652 to $367,734

Click to Teleport

  • 3-room BTO Renovation Costs in Singapore
  • 4-room BTO Renovation Costs in Singapore
  • 5-room BTO Renovation Costs in Singapore
  • 3-Gen BTO Renovation Costs in Singapore
  • Factors That Influence BTO Renovation Costs

Note: All rates are based on Qanvast’s calculator as of 27 June 2024 and may be subject to change. 


3-room BTO Renovation Costs in Singapore

Do note that the floor plans shown are not fixed but are intended to give you a general idea of the size of the BTO and the number of bedrooms and bathrooms.bto renovation

3-room HDB Floor Plan
Source: MyNiceHome
Area Light Moderate Extensive
Living/Dining Room
Hacking of walls $100 – $200 $200 – $300 $300 – $5,800
Masonry $100 – $400 $400 – $2,700 $2,700 – $20,800
Carpentry $100 – $2,500 $2,500 – $5,600 $5,600 – $24,300
Ceiling & Partition $100 – $200 $200 – $500 $500 – $7,800
Kitchen
Hacking $100 – $200 $200 – $300 $300 – $8,100
Masonry $100 – $200 $200 – $3,200 $3,200 – $17,900
Carpentry $100 – $5,200 $5,200 – $8,200 $8,200 – $29,900
Plumbing $100 – $200 $200 – $300 $300 – $2,600
Bedroom
Hacking $100 – $200 $200 – $300 $300 – $5,400
Masonry $100 – $200 $200 – $2,300 $2,300 – $10,800
Carpentry $100 – $3,100 $3,100 – $6,500 $6,500 – $41,900
Ceiling & Partition $100 – $200 $200 – $300 $300 – $6,300
Bathroom
Hacking $100 – $400 $400 – $1,300 $1,300 – $7,100
Masonry $100 – $3,600 $3,600 – $7,800 $7,800 – $19,500
Carpentry $100 – $1,400 $1,400 – $2,300 $2,300 – $12,700
Plumbing $100 – $700 $700 – $1,200 $1,200 – $46,700
Others
Electrical wiring $100 – $500 $500 – $2,000 $2,000 – $16,300
Painting $100 – $500 $500 – $1,000 $1,000 – $8,100
Glass & Aluminium $100 – $1,000 $1,000 – $3,200 $3,200 – $30,500
Cleaning & Polishing $100 – $200 $200 – $300 $300 – $12,700

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4-room BTO Renovation Costs in Singapore

This is what a typical 4-room BTO flat would look like.

4-room HDB Floor Plan

Source: MyNiceHome

 

Area Light Moderate ExtensiVe
Living/Dining Room
Hacking of walls $100 – $200 $200 – $300 $300 – $6,200
Masonry $100 – $700 $700 – $3,000 $3,000 – $21,200
Carpentry $100 – $2,900 $2,900 – $5,900 $5,900 – $24,600
Ceiling & Partition $100 – $200 $200 – $900 $900 – $8,200
Kitchen
Hacking $100 – $200 $200 – $500 $500 – $8,500
Masonry $100 – $600 $600 – $3,500 $3,500 – $18,300
Carpentry $100 – $5,600 $5,600 – $8,500 $8,500 – $30,300
Plumbing $100 – $200 $200 – $300 $300 – $3,000
Bedroom (per room)
Hacking $200 – $700 $700 – $1,200 $1,200 – $6,500
Masonry $300 – $1,400 $1,400 – $3,400 $3,400 – $11,900
Carpentry $300 – $4,300 $4,300 – $7,700 $7,700 – $43,100
Ceiling & Partition $100 – $800 $800 – $1,400 $1,400 – $7,400
Bathroom (per bathroom)
Hacking $100 – $400 $400 – $1,300 $1,300 – $7,100
Masonry $100 – $3,600 $3,600 – $7,800 $7,800 – $19,500
Carpentry $100 – $1,400 $1,400 – $2,300 $2,300 – $12,700
Plumbing $100 – $700 $700 – $1,200 $1,200 – $46,700
Others
Electrical wiring $100 – $900 $900 – $2,400 $2,400 – $16,700
Painting $100 – $900 $900 – $1,400 $1,400 – $8,500
Glass/Aluminium $100 – $1,300 $1,300 – $3,600 $3,600 – $30,800
Cleaning & Polishing $100 – $200 $200 – $700 $700 – $13,100

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5-room BTO Renovation Costs in Singapore

5-room HDB Floor Plan
Source: MyNiceHome

 

Area Light Moderate Extensive
Living/Dining Room
Hacking of walls $100 – $200 $200 – $600 $600 – $6,500
Masonry $100 – $1,100 $1,100 – $3,400 $3,400 – $21,500
Carpentry $100 – $3,300 $3,300 – $6,300 $6,300 – $25,000
Ceiling & Partition $100 – $500 $500 – $1,300 $1,300 – $8,600
Kitchen
Hacking $100 – $200 $200 – $900 $900 – $8,900
Masonry $100 – $1,000 $1,000 – $3,900 $3,900 – $18,700
Carpentry $100 – $5,900 $5,900 – $8,900 $8,900 – $30,700
Plumbing $100 – $200 $200 – $300 $300 – $3,400
Bedroom (per room)
Hacking $200 – $700 $700 – $1,200 $1,200 – $6,500
Masonry $300 – $1,400 $1,400 – $3,400 $3,400 – $11,900
Carpentry $300 – $4,300 $4,300 – $7,700 $7,700 – $43,100
Ceiling & Partition $100 – $800 $800 – $1,400 $1,400 – $7,400
Bathroom (per bathroom)
Hacking $100 – $400 $400 – $1,300 $1,300 – $7,100
Masonry $100 – $3,600 $3,600 – $7,800 $7,800 – $19,500
Carpentry $100 – $1,400 $1,400 – $2,300 $2,300 – $12,700
Plumbing $100 – $700 $700 – $1,200 $1,200 – $46,700
Others
Electrical wiring $100 – $1,200 $1,200 – $2,800 $2,800 – $17,000
Painting $100 – $1,300 $1,300 – $1,800 $1,800 – $8,800
Glass/Aluminium $100 – $1,700 $1,700 – $4,000 $4,000 – $31,200
Cleaning & Polishing $100 – $600 $600 – $1,100 $1,100 – $13,400

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3-Gen BTO Renovation Costs in Singapore

3-Gen BTO flats are meant for multigeneration living and therefore, will have one more bedroom and bathroom.

3-Gen HDB Floor Plan
Source: MyNiceHome
Area Light Moderate Extensive
Living/Dining Room
Hacking of walls $100 – $200 $200 – $700 $700 – $6,700
Masonry $100 – $1,300 $1,300 – $3,600 $3,600 – $21,700
Carpentry $100 – $3,400 $3,400 – $6,500 $6,500 – $25,200
Ceiling & Partition $100 – $600 $600 – $1,300 $1,400 – $8,700
Kitchen
Hacking $100 – $400 $400 – $1,100 $1,100 – $9,000
Masonry $100 – $1,100 $1,100 – $4,000 $4,000 – $18,800
Carpentry $100 – $6,100 $6,100 – $9,100 $9,100 – $30,800
Plumbing $100 – $200 $200 – $300 $300 – $3,500
Bedroom (per room)
Hacking $200 – $700 $700 – $1,200 $1,200 – $6,500
Masonry $300 – $1,400 $1,400 – $3,400 $3,400 – $11,900
Carpentry $300 – $4,300 $4,300 – $7,700 $7,700 – $43,100
Ceiling & Partition $100 – $800 $800 – $1,400 $1,400 – $7,400
Bathroom (per bathroom)
Hacking $1,300 – $1,600 $1,600 – $2,600 $2,600 – $8,400
Masonry $1,300 – $4,900 $4,900 – $9,000 $9,000 – $20,800
Carpentry $1,300 – $2,600 $2,600 – $3,600 $3,600 – $14,000
Plumbing $1,300 – $1,900 $1,900 – $2,400 $2,400 – $48,000
Others
Electrical wiring $100 – $1,400 $1,400 – $2,900 $2,900 – $17,200
Painting $100 – $1,400 $1,400 – $1,900 $1,900 – $9,000
Glass/Aluminium $100 – $1,900 $1,900 – $4,100 $4,100 – $31,400
Cleaning & Polishing $100 – $700 $700 – $1,200 $1,200 – $13,600

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Factors That Influence BTO Renovation Costs

cool-smooth

Scale of Renovation and Cost of Renovating Each Space

Now that you feel more equipped, you need to know that there are three scales of renovation – Light, Moderate, and Extensive.

Note that the interior designers and contractors will advise on the required scale, as they should share more on the manpower and labour involvement. The more labour-intensive the job, the more expensive it is.

Light Moderate Extensive
LIVING ROOM / DINING
Hacking of walls Dismantling of one fixture such as cabinet, TV console without hacking of walls and/or floors Dismantling of several fixtures with partial hacking of walls and/or floors Dismantling of all fixtures with complete hacking of walls and/or floors
Carpentry Basic renovation of 1-2 home fixtures such as TV consoles, feature walls, cabinetry, bar counter & shelves Regular renovation of 2-3 home fixtures including TV consoles, feature walls, cabinetry, bar counter & shelves Extensive renovation of 3 or more home fixtures including TV consoles, feature walls, cabinetry, bar counter & shelves
Masonry Basic construction of appliance/cabinetry bases and post-hacking touch-up, with little to no tiling Regular construction of appliance/cabinetry bases and post-hacking touch-up with tiling Comprehensive construction of appliance/cabinetry bases and post-hacking touch-up with tiling
Ceiling & Partition Basic renovation of home fixtures, including box ups, partition beams/walls, pelmets, and false ceilings w/ lighting Regular renovation of home fixtures, including box ups, partial partition walls, pelmets, and partial L-box false ceilings w/ lighting. Comprehensive renovation of home fixtures, including box ups, full partition walls, pelmets, and full L-box false ceilings w/ lighting.
KITCHEN
Hacking Dismantling of one fixture, such as a cabinet, door, window, or cooker hob without hacking of walls and/or floors. Dismantling of several fixtures, such as cabinets, doors, windows, or cooker hob with partial hacking of walls and/or floors. Dismantling of all fixtures such as cabinets, doors, windows, or cooker hob with complete hacking of walls and/or floors.
Carpentry Basic renovation of home fixtures, including worktops and one cabinet using laminates. Regular renovation of home fixtures, including worktops and up to 2 cabinets using laminates Comprehensive renovation of home fixtures, including worktops and 3 or more cabinets using high-grade laminates
Masonry Basic construction of appliance/cabinetry bases and post-hacking touch-up, with little to no tiling. Regular construction of appliance/cabinetry bases, post-hacking touch-up, waterproofing and tiling. Comprehensive construction of appliance/cabinetry bases, post-hacking touch-up, waterproofing and tiling.
Plumbing Renovating one water fixture – kitchen sink/tap, water filtration systems, piping and heater storage. Renovating 2-3 water fixtures – kitchen sink/taps, water filtration systems, piping and heater storage. Renovating 3 or more water fixtures – kitchen sink/taps, water filtration system, piping and heater storage. Plus, extension and concealing works for pipes.
BEDROOM (PER ROOM)
Hacking Dismantling of one fixture – a wardrobe, cabinet, bed frame, study table, door, window, or false ceiling without hacking of walls and/or floors. Dismantling of several fixtures – wardrobes, cabinets, bed frames, study tables, doors, windows, or false ceilings with partial hacking of walls and/or floors. Dismantling of all fixtures – wardrobes, cabinets, bed frames, study tables, doors, windows, and false ceilings with complete walls and/or floors hacking.
Carpentry Basic renovation of 1 home fixture, including full-height wardrobes, doors, study tables, headboards, bed frames, and bedside tables. Regular renovation of 2-3 home fixtures, including full-height wardrobes, doors, study tables, headboards, bed frames, and bedside tables. Extensive renovation of 3 or more home fixtures, including full-height wardrobes, doors, study tables, headboards, bed frames, and bedside tables.
Masonry Basic construction of appliance/cabinetry bases and post-hacking touch-up, with little to no tiling. Regular construction of appliance/cabinetry bases, post-hacking touch-up and tiling. Comprehensive construction of appliance/cabinetry bases, post-hacking touch-up and tiling.
Ceiling & Partition Basic renovation of home fixtures, including box ups, partition beams/walls, pelmets and false ceilings w/ lighting. Regular renovation of home fixtures, including box ups, partial partition walls, pelmets and partial L-box false ceilings w/ lighting. Comprehensive renovation of home fixtures, including box ups, full partition walls, pelmets and full L-box false ceilings w/ lighting
BATHROOM SEWAGE/ PUMPING SYSTEM (PER BATHROOM)
Hacking Dismantling of one fixture – a sink, toilet bowl, vanity cabinet, door or bathroom accessory without hacking or floor and/or wall tiles. Dismantling of two fixtures – a sink, toilet bowl, vanity cabinet, door or bathroom accessory without hacking or floor and/or wall tiles. Dismantling of two fixtures a sink, toilet bowl, vanity cabinet, door or bathroom accessory without hacking or floor and/or wall tiles.
Carpentry Basic renovation of one compact mirror or vanity storage cabinet. Regular renovation of one top-hung mirror or vanity storage cabinet. Involves extensive renovation of a top-hung mirror vanity and bottom storage cabinet.
Masonry Basic construction of shower kerbs and post-hacking touch-up, with little to no tiling. Regular construction of shower kerbs, waterproofing, post-hacking touch-up and tiling. Comprehensive construction of shower kerbs, waterproofing, post-hacking touch-up and tiling.
Plumbing Renovation of one water fixture – washbasin/tap, toilet bowls, shower set, bathtub or other bathroom accessories Renovation of 2-3 water fixtures- washbasin/taps, toilet bowls, shower sets, bathtubs, and other bathroom accessories. Renovation of 3 or more water fixtures, such as washbasins/taps, toilet bowls, shower sets, bathtubs, and other bathroom accessories. Plus, extension and concealing work for pipes.
OTHERS
Electrical wiring Basic renovation of electrical outlets such as lighting, data, heater and power points for select rooms. Regular renovation of electrical outlets such as lighting, data heater and power points for most areas of the house. Comprehensive renovation of electrical outlets across the house, including add-ons like extra lighting points and wire extensions.
Painting Standard 2-3 coat wall and ceiling paint job for 1 room or studio unit. Standard 2-3 coat wall and ceiling paint job for 2 rooms. Standard 2-3 coat wall and ceiling paint job for 3 rooms or more.
Glass/Aluminium Renovation of 1-2 glass fixtures such as windowpanes with little to no aluminium works done (e.g., fitting of new window grilles). Renovation of 2 or more glass fixtures, such as windowpanes, mirrors or glass partitions. Includes additional aluminium works (e.g., fitting of new window grilles). Renovation of 2 or more glass fixtures, such as windowpanes, mirrors, or glass partitions. Includes major aluminium works (e.g., changing of window and door grilles).
Cleaning & Polishing Cleaning of the entire house, installation of corrugated paper for floor protection, haulage, and debris disposal for minor renovations. Cleaning of the entire house, acid/chemical wash, installation of corrugated paper for floor protection, haulage, and debris disposal for major renovations. Cleaning of the entire house, acid/chemical wash, installation of corrugated paper for floor protection, haulage, debris disposal, polishing of marble and/or varnishing of parquet flooring.

Identifying Your Renovation Needs

Renovation cost
Source: Giphy

Before you whip out your calculator and start pouting like Patrick, we have listed three examples to help you better identify which column to look at.

  Couple A Couple B Couple C
Renovation needs Plans to have a feature wall, curved walls in the living room, high and low kitchen cabinets with a kitchen counter, a built-in wardrobe in the masters, and bathrooms with specific tiles and features. Plans to get retail wardrobes and cabinets. They also plan to include a work-from-home area in the living, a kitchen counter with lower cabinets only, a platform bed and simple tiling on the floor and walls. Opted-in for Optional Component Scheme (OCS) to have ready vinyl flooring, wall tiles and bathroom fixtures.

Upon checking the OCS items, they realised that the vinyl flooring in the living area is not suitable for their pet dog as it can become slippery. They plan to replace the vinyl with tiles.

Columns to refer Moderate to Extensive Light to Moderate Light to Moderate since additional labour is required to remove the flooring

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Renovation - Need more money
Source: Meme Generator

Unsurprisingly, first-time homeowners tend to have blind spots. Some costs are not apparent from the final quotations by your ID/Contractors.

Not to worry, you can check against this list to ensure all/most of these items are accounted for:

  • Electrical—Hiring an electrician to look at your light fixtures and wiring during/after a site visit
  • Plumbing—Hiring a plumber during/after a site visit
  • Lighting and bathroom fixtures—Subjective costs based on your preferred fixtures
  • Flooring and wall materials—Subjective costs are based on your preferred material; the higher-quality material will certainly cost more
  • Hinges and handles for carpentry
  • Window grilles installation.

As we live in a time where prices are increasing, you should buffer 5-10% more OR be prepared to shave off some frills to keep things within budget.

Especially since we have to contend with inflation in Singapore.

Should You Go With an Interior Designer or Direct Contractor?

Home Reno Choices
Source: Bestfunnymemes

It sounds good to have a package deal with an Interior Designer (ID) to help you manage contractors, plan timelines, sample materials, and design your ideal home, right?

However, this option is also pricier. In fact, the price difference between ID vs. contractors can be almost 30 – 50% for the same outcome.

Now that you know engaging an ID is more expensive, you are tempted to choose the contractors yourself.

Sadly, it is not always smooth sailing with contractors, either.

Customising your dream look takes more time, and you will likely need to source materials yourself. At times, contractors may also misinterpret the style/look you want.

This will lead to you spending more money and time correcting this mistake.

Moreover, we have also heard horror stories of contractors being uncontactable and leaving incomplete renovation works. This is the worst scenario and could lead to high mental and emotional stress.

The key is to communicate your requirements openly and clearly. You can always provide a picture illustration or design when in doubt.

Interior Designers Direct Contractors
Project management service from planning, designing, coordinating different contractors to supervising to completing the entire process.

If you hate planning or simply do not have so much time to figure out the whatnots, this is a good option.

Gives you flexibility in sourcing the contractors that best fit your budget but is much more time-consuming.

This is a good option for individuals who prefer being more hands-on and already know the specifics they want.

Commands a heftier price tag Easier on your pocket in general as they do not provide design and project management services that IDs do
High level of customisation/personalised services throughout the entire renovation
– Provides floor plan and 3D drawings
– Provides design options to choose from
When you have specific design wants (and don’t want) or have minimal renovation requirements, this can save you time from combing through multiple drafts of designs. An experienced contractor may also provide advice on placements of wiring, furniture etc.
Accountable for your project from start to end unless there is a change of hands. Hence, if something goes wrong, you can still find a professional to seek advice from, including the chosen material and colours. Less accountability if something goes wrong as there is no project manager except yourself. It may be hard to find someone from the industry who may have a good overview to help unless you know someone personally whom you can seek advice from.

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How Long Do You Need for Renovation?

Typically, a 3, 4, and 5-room BTO flat renovation takes 9 to 12 weeks to complete.

Renovation timeline
Source: Memecreator

Your planning should start as early as 2 to 6 months before key collection for renovation to kickstart immediately.

Before key collection Key collection to renovation completion
2 to 6 months 3-room: 8 to 9 weeks
4-room: 8 to 9 weeks
5-room: 8 to 10 weeks
Begin looking for an ID or Contractor

Interior Designer: Speak to at least 3 to 5 designers before settling with any and comb through 3D design drafts

Direct Contractor: Communicate your preferred style through drawings/illustrations so that both parties are aligned on expectations

Upon key collection, you have 30 days to check home defects and report to HDB before your renovation starts – repairs would usually be done within 2 weeks. Refer to Seedly’s Guide on BTO Defects Inspection.

*Note: It’s rare for renovation to be smooth sailing throughout as there are often hiccups such as delays in the shipment of materials. It would be good to factor in an extra 2 to 4 weeks to manage your expectations

Window-shop for preferred fixtures After renovation
Air conditioners
Lights and switches
Electrical wiring
Flooring and tiling
Wall paints
Sinks, shower tap, water closet, faucet
All built-in fixtures, including oven
Window grilles (if applicable)
False ceiling (if applicable)
Wall tiles (if applicable)

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Seeking Proper Advice From Professionals And Friends

Planning your renovation journey is critical as it is easily one of the most significant expenditures. Always ask around for advice.

Have more home renovation questions? You can also ask the Seedly community.

If you’re planning on taking a renovation loan to space out your payments, consider these:

Related Articles:

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  • Best Personal Loan Rates in Singapore (2024): For Your Life Emergencies



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