5-Room HDB Resale Renovation Cost in Singapore: What You'll Actually Pay (2026)
Prices checked October 2026 against the published price lists of 526 contractors listed on Homees, MOM's 2025 wage data and Qanvast's 2026 report. How we price →
A resale 5-room is the priciest standard HDB to renovate — usually **S$60,000–S$95,000**, and past **S$100,000** for an older flat getting a full transformation. You're combining the largest floor area with the full resale workload: hacking, rewiring and fresh waterproofing on top of the build. For families, the sweet spot for a stylish, functional result tends to fall between **S$65,000 and S$85,000**.| Scope | Typical cost | What you get |
|---|---|---|
| Light refresh | S$45,000 – S$65,000 | Repaint, partial flooring, keep layout & wet works |
| Standard overhaul | S$80,800 – S$98,900 | Hacking, new kitchen + baths, full carpentry, rewire as needed |
| Full transformation | S$95,000 – S$130,000+ | Gut renovation, layout changes, premium finishes, smart home |
Where these come from: Essentials = published whole-home packages from contractors listed on Homees (Oct 2026); Standard = Qanvast's 2026 projection from its 2025 project medians; Premium = designer-led work above that band. Furniture, appliances and contingency are on top. How we price →
Quick answer: for a comfortable standard overhaul of a resale 5-room in 2026, budget S$80,800–S$98,900 plus 10–15% contingency and a separate furniture-and-appliances budget.
Why a resale 5-room is the priciest standard HDB
Two things stack: the largest standard floor area and the full resale workload. A BTO skips three big works that a resale must pay for:
- Hacking & haulage — stripping old finishes and carting debris: S$3,000–S$9,000+ across a big flat. See hacking & demolition.
- Rewiring — older wiring and an undersized DB box: a partial-to-full rewire plus DB upgrade adds S$2,500–S$7,000. See electrical works.
- Fresh waterproofing — once bathrooms are hacked, the membrane is redone: S$800–S$1,500 per bathroom. See waterproofing.
These resale-only works are why the same 5-room costs 20–40% more than a BTO.
Where the money goes — room by room
| Space | Typical cost | Detail |
|---|---|---|
| Kitchen | S$15,000 – S$24,000 | Hacking + new cabinets, countertop, tiling |
| Bathrooms ×2 | S$13,000 – S$22,000 | Full hack, waterproof, re-tile, fittings |
| Bedrooms ×3 | S$12,000 – S$22,000 | Wardrobe-led; larger rooms |
| Living/dining | S$10,000 – S$16,000 | Big area: flooring, feature wall, lighting |
| Aircon (System 4) | S$3,000 – S$4,800 | New multi-split |
| Hacking, rewire, waterproof | S$7,000 – S$16,000 | The resale-only works |
Carpentry plus the wet works lead the bill; the hacking and infrastructure works are the swing between a S$65k and a S$95k job.
What actually moves your price
- Flat age and condition — an older flat needs more stripping and rectification.
- Layout changes — opening up the kitchen or reconfiguring rooms adds hacking, making good and possibly a PE endorsement.
- Extent of hacking — keeping a serviceable kitchen or bathroom saves thousands.
- Carpentry run and material tier — built-ins by the foot; laminate vs quartz/solid surface.
- ID vs contractor — an interior designer adds ~10–20%.
Cost by estate
Resale 5-rooms are common in the mature estates, where flat condition drives spend:
- Bishan, Tampines, Woodlands — older flats often need full strip-outs; Bishan owners tend to spend more given resale value. Browse pros in Bishan, Tampines and Woodlands.
- Jurong — resale flats and condos mix; waterproofing and kitchen rebuilds are most-quoted. See Jurong.
Sample budget — standard 5-room resale overhaul
- Kitchen (hack + rebuild) ≈ S$18,000
- 2 bathrooms (hack, waterproof, re-tile, fittings) ≈ S$17,000
- 3 bedrooms (wardrobes, flooring) ≈ S$18,000
- Living/dining (flooring, feature wall, lighting) ≈ S$12,000
- Hacking, haulage, rewire, DB upgrade ≈ S$9,000
- Aircon System 4 ≈ S$3,800
- Painting + sundries ≈ S$3,500
- Subtotal ≈ S$81,000, plus 10–15% contingency (~S$10,000)
That lands most standard resale 5-room overhauls in the S$80,800–S$98,900 zone for works alone.
Renovation timeline
| Week | Stage |
|---|---|
| 1–2 | Hacking, haulage, electrical/plumbing first-fix |
| 3–4 | Waterproofing, ponding test, masonry, tiling |
| 5–8 | Carpentry installation, false ceiling, painting |
| 9–11 | Flooring, sanitaryware, aircon, lighting |
| 12–14 | Defects rectification, handover and clean |
Most resale 5-room renovations run 11–14 weeks, longer with extensive hacking or layout changes.
HDB rules — the resale difference
- No 3-year tile rule for you — that rule applies only to new flats from key collection, so a resale owner can hack and re-tile bathrooms freely (just redo waterproofing).
- Licensed trades — PUB-licensed plumber, Licensed Electrical Worker (LEW); HDB-licensed, CaseTrust-accredited contractor.
- Permits — contractor applies for the HDB permit; wall removal needs HDB approval, structural walls need a PE endorsement.
- Permitted hours — noisy work Mon–Sat 9am–6pm; none Sundays/PHs.
How to keep the bill sensible
- Keep what still works — a sound bathroom or kitchen layout you refurbish rather than gut is the biggest saving.
- Overlay flooring where the base is flat and solid.
- Right-size the rewire — get an LEW to assess what's actually needed.
- Get 3 itemised quotes with hacking, haulage, waterproofing and rewiring all line-itemed.
- Keep 10–15% contingency — big old flats hide surprises.
Compare renovation contractors and IDs on Homees.co, or start with the price estimator.
FAQ
How much does it cost to renovate a 5-room resale flat in Singapore? Usually S$80,800–S$98,900 for a full, designer-led overhaul in 2026 (Qanvast's 2026 projection). A light refresh that keeps the layout runs S$18,200–S$31,200. Furniture and appliances are extra.
Why is a 5-room resale the most expensive standard HDB to renovate? It combines the largest standard floor area with the full resale workload — hacking, rewiring and fresh waterproofing on top of the build.
Can I hack the bathrooms in a resale 5-room? Yes. The 3-year tile rule applies only to new flats, so a resale owner can hack and re-tile bathrooms — just redo the waterproofing.
Do I need to rewire? Often partially. Have a Licensed Electrical Worker assess the wiring and DB box; a partial rewire plus DB upgrade typically adds S$2,500–S$7,000.
How long does a 5-room resale renovation take? Usually 11–14 weeks, longer with heavy hacking or layout changes.
How much contingency should I keep? 10–15%. The largest, oldest flats hide the most surprises behind tiles and ceilings.
Is the resale premium worth it over a BTO? It depends on location and timing — resale lets you move in sooner and pick mature estates, but factor the higher renovation cost into your all-in budget.
Does this include furniture and appliances? No. Those are a separate S$12,000–S$25,000 budget.
Sources
- renomoji — How much is a 3/4/5-room HDB flat renovation in 2026?
- Eight Design — Resale HDB renovation in Singapore: 2026 costs and timeline
- HomeMatch — 2026 HDB BTO & resale renovation costs
- ezID — Budgeting for 3/4/5-room HDB renovation 2026
- Design Authority — Singapore renovation cost 2026 guide
- HDB — Renovation guidelines and permitted works
Prices are indicative 2026 market ranges for renovation works and vary by flat age, scope, hacking extent, materials and contractor. This guide composes Homees' room and component cost guides into a whole-flat estimate. For official renovation rules, refer to HDB's renovation guidelines.
