Renovation Cost in Singapore: The Complete Guide (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 →
Let's start with the number everyone asks for. In 2026, a full home renovation in Singapore typically costs **S$25,000–S$70,000 for an HDB flat** and **S$40,000–S$120,000+ for a condo**, depending on flat type, whether it's a new BTO or an older resale, and how far you take the finishes.This is the master guide — the honest overview of what drives that number, with links to our detailed guide for every flat type and trade.
Quick answer: Budget S$25,000–S$45,000 for a 3-room BTO, S$40,000–S$62,000 for a 4-room BTO, and add 20–40% for a resale flat (hacking, rewiring, waterproofing). Condos run S$40,000–S$120,000+. Keep 10–15% contingency on top.
Renovation cost by home type
These are our current 2026 working ranges — each links to a full breakdown:
| Home | Typical renovation cost | Full guide |
|---|---|---|
| 3-room BTO | S$25,000 – S$45,000 | 3-room BTO guide |
| 3-room resale | S$35,000 – S$55,000 | 3-room resale guide |
| 4-room BTO | S$40,000 – S$62,000 | 4-room BTO guide |
| 4-room resale | S$55,000 – S$80,000 | 4-room resale guide |
| 5-room BTO | S$45,000 – S$70,000 | 5-room BTO guide |
| 5-room resale | S$60,000 – S$95,000 | 5-room resale guide |
| Condo (new) | S$40,000 – S$70,000 | Condo guide |
| Condo (resale) | S$80,000 – S$120,000+ | Condo guide |
Indicative 2026 ranges for renovation works — furniture, appliances and contingency are on top.
The single biggest split is BTO vs resale: a resale flat costs 20–40% more to renovate because you pay to undo the previous owner's home first — hacking, rewiring and fresh waterproofing — before building yours.
Where the money actually goes
A whole-home budget is really the sum of trades. Roughly, for a standard HDB renovation:
| Trade | Share of budget | Detailed guide |
|---|---|---|
| Carpentry (cabinets, wardrobes, built-ins) | 30 – 40% | Carpentry guide |
| Wet works (kitchen + bathrooms: hacking, tiling, waterproofing, plumbing) | 25 – 35% | Kitchen · Bathroom |
| Flooring | 8 – 12% | Flooring guide |
| Electrical & lighting | 5 – 10% | Electrical guide |
| Painting & ceilings | 5 – 8% | Painting · False ceiling |
| Aircon | 4 – 8% | Aircon guide |
Carpentry is the king of the budget — it's priced per foot run, and every extra wardrobe wall or feature console adds up fast. If you're trimming a quote, start there.
What actually moves your price
- Property type and age. BTO = blank slate; resale = strip-out first. Older flats may also need rewiring and fresh waterproofing.
- Scope of works. Keeping layouts and overlaying floors is cheap; hacking walls and re-doing wet areas is where budgets balloon.
- Materials tier. Laminate vs quartz, vinyl vs marble — each step up is thousands across a flat.
- Contractor vs interior designer. An ID adds roughly 10–20% for design, 3D visuals and project management. See our Interior Design Cost Guide.
- Design style. Minimalist and Scandinavian looks are generally the most budget-friendly to execute; luxury, heavily-customised themes cost the most (more carpentry, more feature work).
How to budget properly
- Start from your flat-type guide (table above) for a realistic base.
- Add 10–15% contingency — resale flats especially hide surprises behind old tiles.
- Keep a separate S$10,000–S$25,000 for furniture and appliances — renovation quotes don't include them.
- Financing: renovation loans are capped at the lower of 6× monthly income or S$30,000, typically 1–5 years at around 3–5% p.a. — separate from your housing loan and not payable by CPF.
- Pay by milestone — deposit, progressive payments, and a 5–10% retention until defects are cleared.
How to reduce renovation costs
- Renovate in phases. Do the essentials now (wet works, flooring, electrical); add feature walls and extra carpentry later.
- Keep what still works. A sound kitchen or bathroom layout you refurbish saves five figures versus gutting.
- Overlay, don't hack — flooring overlays skip hacking and haulage.
- Right-size carpentry. Built-ins are the biggest line; don't build storage you won't fill.
- Get 3 itemised quotes and compare line by line — never lump sums. Use our price estimator for a ballpark first, then compare vetted contractors on Homees.
HDB rules in one minute
- Use an HDB-licensed renovation contractor; permits are required for hacking, floor-finish changes and window works.
- Structural walls can't be hacked; wall removals need HDB approval (and a PE for structural).
- Noisy works: Mon–Sat 9am–6pm only; none on Sundays/PHs.
- New BTOs: no bathroom tile removal for 3 years (protects waterproofing).
- Plumbing needs a PUB-licensed plumber; electrical work a Licensed Electrical Worker.
FAQ
How much does it cost to renovate a house in Singapore? In 2026, HDB renovations typically run S$25,000–S$70,000 (by flat type and BTO vs resale), and condos S$40,000–S$120,000+. Furniture and appliances are extra.
Why do resale flats cost more to renovate? You pay to strip out the old home first — hacking, rewiring and fresh waterproofing — adding 20–40% over the same flat as a BTO.
What's the biggest cost in a renovation? Carpentry — typically 30–40% of the budget — followed by the wet works (kitchen and bathrooms).
Is it cheaper to use a contractor or an interior designer? A contractor is cheaper if you have a clear plan; an ID adds roughly 10–20% for design and project management. See our interior design cost guide for the breakdown.
How much should I keep as contingency? 10% for a BTO, 10–15% for a resale flat — surprises hide behind old tiles and ceilings.
Can I use CPF or a loan for renovation? CPF can't pay for renovation. Banks offer renovation loans capped at 6× monthly income or S$30,000, whichever is lower, over 1–5 years.
How long does a renovation take? About 8–10 weeks for a BTO and 10–14 weeks for a resale flat, longer with layout changes.
Sources
- Homees contractor price archive (2021–2024) — whole-home quote data from contractors listed on Homees, adjusted to 2026 market ranges
- MoneySmart — 3/4/5-room HDB renovation cost guide 2026
- Qanvast — Renovation cost calculator (HDB, condo & resale)
- HDB — Renovation guidelines and permitted works
- Homees flat-type cost guides (linked above) — the detailed per-home breakdowns this pillar composes
Prices are indicative 2026 market ranges for renovation works and vary by scope, materials and contractor. For official rules, refer to HDB's renovation guidelines.
