If you’ve recently gotten the keys to your brand new BTO flat, congratulations! Now all that’s left to do before settling in is to get down to the renovation works. Given that buying a home in Singapore would probably be one of your biggest investments ever, it’s a given that you’d want your flat to look as beautiful as possible.
From major remodelling components to average cost based on flat type, here’s everything you need to know about renovating your BTO or resale flat in Singapore.
Factors that contribute to the overall renovation costs
1. Type and size of home
Image credit: @street.sixtyone
While some may be disappointed that BTO flats are much smaller than resale ones, this may actually work to your advantage. Since the area is much bigger, renovation works for resale flats can cost up to 40% more than for BTO units and require more fittings, hacking work, and rewiring due to outdated features.
2. Age and condition of the flat
Image credit: @livingindakota
This one’s pretty straightforward. The older resale flat may have had renovation works done by the previous owners which aren’t to your liking. And that’s going to incur additional costs to take down.
On the other hand, BTOs are clean slates, making them a breeze for contractors or IDs to work their magic. So if we’re comparing a brand new BTO flat next to a resale flat that’s been around for decades, it’s crystal clear that the renovation costs will differ greatly in price.
3. The scope of work
Image credit: @tt_haus
Are you intending on renovating every square inch of your unit from top to bottom, or just a particular section of your house? The more work that needs to be done, the more you’ll be spending. Some parts of your home may require renovation while others don’t.
In the case you do like what the previous owner of your resale flat has done, then you’ll find yourself spending less than doing up the entire apartment.
4. Quality of parts and type of materials used
Image credit: @jingwensathome
Unlike basic materials that have simpler finishings, expect to pay more for premium materials like marble countertops or porcelain tiles. If you’re looking for that touch of luxury, it will always come at a hefty price tag.
Say, you want wood flooring for its durability and classy look. While timber flooring gives off a natural finish, it’s the more expensive option. Hardwood flooring requires more maintenance and is susceptible to dents, scratches and natural wear and tear over time. Cleaning agents for these premium surfaces also tend to come at a higher price.
One way to save on this without compromising your theme or desired look is to look at alternative materials with a similar finish to the original one. Let’s backtrack to flooring – you could consider vinyl tiles in the appearance of wood. These come with embossed grains so they look and feel exactly like the real thing, but are more durable and require little to no maintenance.
5. The contractor/ interior design firm of your choice
Image credit: @furrychan
While some homeowners may want to go full DIY on their remodelling, hiring professionals who are skilled at their craft can help you avoid making costly errors. Different firms have different rates according to the services provided and it’s just a matter of finding the right one that can meet your needs as well as your budget.
More importantly, speak to different IDs about what you envision for your home so you’ll get a good gauge of what to expect in terms of budget.
6. Preferred interior design style
Image credit: @houseofchais
Certain interior design styles would naturally cost more to achieve than others. Themes like industrial or traditional generally have lower price points, while Scandinavian, contemporary and mid-century homes come with higher costs.
Some of these themes would require more effort to fully execute the look, such as replacing entire door frames for a more modern and minimalist one. A chandelier for a high ceiling that might need extra scaffolding to reach would also be a bit more pricey.
Common major renovation components to consider
Renovating a home isn’t as simple as it seems. To get you up to speed, here is some common remodelling jargon that you’ll come across during the renovation process. While some are self-explanatory, others need some work to decipher their meaning.
- Hacking: Anything that involves demolishing beams, walls, columns, flooring or built-in furniture.
- Masonry: Brickwork or tiling that is most common in wall work.
- Carpentry: Cutting, shaping and installing customised solutions including kitchen cabinets, built-in wardrobes, desks, shelving units, bed frames, and anything else in between.
- Water and sanitary plumbing work: This covers the installation of all water fixtures such as washbasins, toilet bowls, shower sets, sink taps, and flush toilets.
- Electrical wiring: Installation of various electrical components like switches, light fittings, sockets, and distribution boards.
- False ceiling & Partition: An effective technique that divides open areas into smaller rooms through the use of partition walls, false ceilings, box-ups, and pelmets.
- Painting works: Since this is pretty self-explanatory, we’ll leave this one out.
- Appliances: Most contractors work their carpentry and wiring around your chosen appliances, so it’s best to purchase them at the start of the renovation.
- Cleaning & Polishing: After the renovation process is done and dusted, a thorough clean-up is needed to eliminate all sorts of toxic chemicals, dust, and any hazardous scraps and materials.
If you want to take on some of the workload, simple renovation elements such as painting and the purchasing of appliances may be done without the help of a contractor or team.
However, there are still some that require specific equipment and a certain level of expertise just like plumbing, carpentry, and electrical wiring. When it’s subject to safety standards, your best bet would be to put in a few extra bucks and leave it to the pros.
The average cost of BTO renovation
If you’ve made it this far, you’re probably eager to find out what the big number is. We did the math and broke it down for you, so you don’t have to. With the nine main elements in mind, here is the estimated renovation cost according to your flat type.
Average renovation budget for a new 3-room flat in Singapore
| Approximate Renovation Cost of a 3-Room BTO Flat: 60 sqm (2 bedroom, 2 bath) | |||
| Living/Dining Area | Light Reno | Moderate Reno | Extensive Reno |
| Hacking Works | $100 to $200 | $200 to $300 | $300 to $3,100 |
| Masonry | $100 to $600 | $600 to $2,200 | $2,200 to $21,300 |
| Carpentry | $100 to $2,700 | $2,700 to $5,500 | $5,500 to $22,900 |
| Ceiling & Partition | $100 to $200 | $200 to $500 | $500 to $2,500 |
| Average total cost: | $2,050 | $6,100 | $29,150 |
| Kitchen | Light Reno | Moderate Reno | Extensive Reno |
| Hacking Works | $100 to $200 | $200 to $300 | $300 to $2,500 |
| Masonry | $100 to $600 | $600 to $3,100 | $3,100 to $10,500 |
| Carpentry | $100 to $3,600 | $3,600 to $6,200 | $6,200 to $17,200 |
| Plumbing | $100 to $200 | $200 to $300 | $300 to $1,000 |
| Average total cost: | $2,500 | $7,250 | $20,550 |
| Bedrooms | Light Reno | Moderate Reno | Extensive Reno |
| Hacking Works | $100 to $200 | $200 to $300 | $300 to $4,300 |
| Masonry | $100 to $300 | $300 to $1,800 | $1,800 to $7,900 |
| Carpentry | $100 to $3,500 | $3,500 to $6,600 | $6,600 to $32,800 |
| Ceiling & Partition | $100 to $200 | $200 to $300 | $300 to $4,100 |
| Average total cost: | $2,300 | $6,600 | $29,050 |
| Bathrooms | Light Reno | Moderate Reno | Extensive Reno |
| Hacking Works | $100 to $400 | $400 to $900 | $900 to $6,700 |
| Masonry | $100 to $1,400 | $1,400 to $5,600 | $5,600 to $17,400 |
| Carpentry | $100 to $1,100 | $1,100 to $2,000 | $2,000 to $8,900 |
| Plumbing | $100 to $200 | $200 to $700 | $700 to $3,800 |
| Average total cost: | $1,750 | $6,150 | $23,000 |
| Misc. Expenses | Light Reno | Moderate Reno | Extensive Reno |
| Electrical wiring | $100 to $1,200 | $1,200 to $2,400 | $2,400 to $15,300 |
| Painting | $100 to $800 | $800 to $1,200 | $1,200 to $7,300 |
| Cleaning & Polishing | $100 to $400 | $400 to $1,100 | $1,100 to $13,200 |
| Average total cost: | $1,350 | $3,550 | $20,250 |
| Total estimated budget: | $9,950 | $29,650 | $122,000 |
* All figures have been sourced from Qanvast
** Renovation of glass fixtures such as window panes and grilles have been excluded.
Average renovation budget for a new 4-room flat in Singapore
| Approximate Renovation Cost of a 4-Room BTO Flat: 90 sqm (3 bedroom, 2 bath) | |||
| Living/Dining Area | Light Reno | Moderate Reno | Extensive Reno |
| Hacking Works | $100 to $300 | $300 to $700 | $700 to $3,800 |
| Masonry | $100 to $1,200 | $1,200 to $2,900 | $2,900 to $21,900 |
| Carpentry | $100 to $3,400 | $3,400 to $6,200 | $6,200 to $23,600 |
| Ceiling & Partition | $100 to $700 | $700 to $1,200 | $1,200 to $3,200 |
| Average total cost: | $3,000 | $8,300 | $31,750 |
| Kitchen | Light Reno | Moderate Reno | Extensive Reno |
| Hacking Works | $100 to $400 | $400 to $900 | $900 to $3,100 |
| Masonry | $100 to $1,300 | $1,300 to $3,800 | $3,800 to $11,200 |
| Carpentry | $100 to $4,200 | $4,200 to $6,800 | $6,800 to $17,800 |
| Plumbing | $100 to $200 | $200 to $400 | $400 to $1,700 |
| Average total cost: | $3,250 | $9,000 | $22,850 |
| Bedrooms | Light Reno | Moderate Reno | Extensive Reno |
| Hacking Works | $100 to $600 | $600 to $1,000 | $1,000 to $5,200 |
| Masonry | $200 to $1,200 | $1,200 to $2,700 | $2,700 to $8,800 |
| Carpentry | $200 to $4,400 | $4,400 to $7,500 | $7,500 to $33,700 |
| Ceiling & Partition | $100 to $600 | $600 to $1,100 | $1,100 to $5,000 |
| Average total cost: | $3,700 | $9,550 | $32,500 |
| Bathrooms | Light Reno | Moderate Reno | Extensive Reno |
| Hacking Works | $100 to $400 | $400 to $900 | $900 to $6,700 |
| Masonry | $100 to $1,400 | $1,400 to $5,600 | $5,600 to $17,400 |
| Carpentry | $100 to $1,100 | $1,100 to $2,000 | $2,000 to $8,900 |
| Plumbing | $100 to $200 | $200 to $700 | $700 to $3,800 |
| Average total cost: | $1,750 | $6,150 | $23,000 |
| Misc. Expenses | Light Reno | Moderate Reno | Extensive Reno |
| Electrical wiring | $200 to $1,900 | $1,900 to $3,100 | $3,100 to $16,000 |
| Painting | $200 to $1,500 | $1,500 to $1,800 | $1,800 to $8,000 |
| Cleaning & Polishing | $200 to $1,100 | $1,100 to $1,800 | $1,800 to $13,800 |
| Average total cost: | $2,550 | $5,600 | $22,250 |
| Total estimated budget: | $14,250 | $38,600 | $132,350 |
* All figures have been sourced from Qanvast
** Renovation of glass fixtures such as window panes and grilles have been excluded.
Average renovation budget for a new 5-room flat in Singapore
| Approximate Renovation Cost of a 5-Room BTO Flat: 110 square meters (4 bedroom, 2 bath) | |||
| Living/Dining Area | Light Reno | Moderate Reno | Extensive Reno |
| Hacking Works | $500 to $800 | $800 to $1,200 | $1,200 to $4,300 |
| Masonry | $500 to $1,700 | $1,700 to $3,400 | $3,400 to $22,400 |
| Carpentry | $600 to $3,900 | $3,900 to $6,600 | $6,600 to $24,100 |
| Ceiling & Partition | $600 to $1,200 | $1,200 to $1,700 | $1,700 to $3,700 |
| Average total cost: | $6,000 | $16,950 | $33,700 |
| Kitchen | Light Reno | Moderate Reno | Extensive Reno |
| Hacking Works | $500 to $900 | $900 to $1,400 | $1,400 to $3,600 |
| Masonry | $600 to $1,800 | $1,800 to $4,300 | $4,300 to $11,700 |
| Carpentry | $500 to $4,700 | $4,700 to $7,300 | $7,300 to $18,300 |
| Plumbing | $500 to $700 | $700 to $900 | $900 to $2,100 |
| Average total cost: | $5,100 | $15,200 | $24,800 |
| Bedrooms | Light Reno | Moderate Reno | Extensive Reno |
| Hacking Works | $800 to $1,300 | $1,300 to $1,800 | $1,800 to $5,900 |
| Masonry | $900 to $2,000 | $2,000 to $3,500 | $3,500 to $9,600 |
| Carpentry | $1,000 to $5,200 | $5,200 to $8,200 | $8,200 to $34,400 |
| Ceiling & Partition | $700 to $1,400 | $1,400 to $1,800 | $1,800 to $5,800 |
| Average total cost: | $6,650 | $12,600 | $34,500 |
| Bathrooms | Light Reno | Moderate Reno | Extensive Reno |
| Hacking Works | $100 to $400 | $400 to $900 | $900 to $6,700 |
| Masonry | $100 to $1,400 | $1,400 to $5,600 | $5,600 to $17,400 |
| Carpentry | $100 to $1,100 | $1,100 to $2,000 | $2,000 to $8,900 |
| Plumbing | $100 to $200 | $200 to $700 | $700 to $3,800 |
| Average total cost: | $1,750 | $6,150 | $23,000 |
| Misc. Expenses | Light Reno | Moderate Reno | Extensive Reno |
| Electrical wiring | $700 to $2,400 | $2,400 to $3,600 | $3,600 to $16,500 |
| Painting | $700 to $2,000 | $2,000 to $2,300 | $2,300 to $8,500 |
| Cleaning & Polishing | $700 to $1,600 | $1,600 to $2,300 | $2,300 to $14,300 |
| Average total cost: | $4,050 | $7,100 | $23,750 |
| Total estimated budget: | $23,550 | $58,000 | $139,750 |
* All figures have been sourced from Qanvast
** Renovation of glass fixtures such as window panes and grilles have been excluded.
Dos & Don’ts: Things to Know Before Starting the Renovation Works
1. Seek HDB’s approval before doing any hacking work
If your remodel requires any hacking or demolition, it’s a must for homeowners to seek approval from HDB ahead of time and submit the floor plan of their unit. This step is crucial as the removal of certain walls, columns, and other load-bearing slabs may affect the overall structural integrity of the building and expose fellow occupants to safety hazards.
Once the approval has been made, your Notice of Renovation from HDB should be displayed at the lift lobby or entrance of your unit to inform other residents of the duration of your renovation period. Take note that noisy drilling work is only allowed from 9AM to 5PM on weekdays and work together with your contractor to create a plan that works for everyone.
We all know how much of a hassle it can be when there’s construction work going on while you’re in a Zoom meeting. The last thing you’d want is to put your neighbours through the exact same thing.
2. Be aware of restrictions in place for bomb shelters
We can all agree that bomb shelters aren’t the most visually appealing parts of a home. In fact, they can be an eyesore for some. But regardless of how much you’d want to customise and decorate it to your liking, there’s still a set of guidelines you need to follow.
Here are some works that are not permitted in bomb shelters, according to HDB:
- Placing wall tiles, cement sand finish or any plastering on the internal faces
- Covering, removing, or tampering with the door notice pasted on the door
- Removing or modifying the door
- Laying out tile adhesives or installing wall plasters
- Hacking or drilling any of the walls, ceiling slabs, and food slabs
- Installing anything that uses power tools on the internal walls
3. Don’t tamper with your windows and grills
Just like bomb shelters, guidelines have also been set in place for all window works. For instance, tampering with the safety grilles or railings is not allowed—they are there for a reason.
As for the windows, you have the option to install and replace them except for full height or bay windows. Ensure that you engage a Building and Construction Authority (BCA) approved window contractor beforehand.
4. Take note of the 3-year restrictions for bathroom renovations
Newly built flats have a 3-year restriction period set up for the removal of walls or floor finishes in all toilets and bathrooms. Yes, that means sticking to what you’ve got for the first three years.
One of the main features of the existing wall and floor fixtures is the waterproof membrane, which is responsible for preventing water from seeping into the units below yours. It may not match your desired look and aesthetic right away, but waiting it out is more ideal than bearing the cost of damage to your neighbour’s home.
Check out the full list of guidelines for HDB renovation works here.
HDB Renovation Cost in Singapore in 2022
This may seem like a lot to take in from the get-go but a home renovation can easily make your house feel like a home—your home. After all, you’ve worked hard to get your hands on the keys to your new flat. Might as well jazz it up a little and add your own personal touch to the space, right? Have a clear direction on your theme or design, stick to your budget, and most importantly—have fun with it.
Cover image adapted from: @street.sixtyone, @jingwensathome, @furrychan
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