How much does renovation contractor cost in Singapore?
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Key takeaways
- Most renovation contractor jobs in Singapore land between SGD 30,000–SGD 150,000 — known locally as renovation contractor (hdb-registered).
- HDB flats — where most Singaporeans live — can only be renovated by HDB-registered contractors under a renovation permit system, with strict rules on structural walls, floor loading, window works, and noisy-work hours. Private condos require MCST approval and deposits instead, and CaseTrust accreditation is the main consumer-protection signal for renovation firms.
- Prices below are researched national ranges, updated July 2026 — not quotes.
Renovation Contractor prices by job size in Singapore
| Job size | Low | Typical | High |
|---|---|---|---|
| 3-room HDB renovation Full renovation of a 3-room flat (~65 sqm) | SGD 30,000 | SGD 40,000 | SGD 55,000 |
| 4-room HDB renovation Full renovation of a 4-room flat (~93 sqm) | SGD 40,000 | SGD 55,000 | SGD 75,000 |
| 5-room HDB renovation Full renovation of a 5-room flat (~110 sqm) | SGD 50,000 | SGD 70,000 | SGD 95,000 |
| Condo whole-unit renovation Full renovation of a private condo unit | SGD 50,000 | SGD 90,000 | SGD 150,000 |
Per-unit rates
| Unit | Low | Typical | High |
|---|---|---|---|
| per square foot (whole-unit renovation) | SGD 30 | SGD 55 | SGD 100 |
| per foot run (kitchen carpentry) | SGD 100 | SGD 160 | SGD 300 |
What affects the price
- Job size and scope — bigger or more complex jobs move you up the ranges above.
- Access and condition — hard-to-reach areas, older properties or neglected maintenance add labour time.
- Materials and quality level — where materials are involved, the grade you choose often matters more than labour.
- Urgency — same-day or out-of-hours work usually carries a premium.
- Where you live — large metros in Singapore typically run above the national range; smaller towns below it.
How to save
- Get at least three quotes and compare like-for-like scopes, not just totals.
- Be flexible on timing — off-peak slots are often cheaper.
- Bundle related tasks into one visit to spread call-out costs.
- Agree the scope in writing up front to avoid change-order surprises.
How to hire a renovation contractor pro in Singapore
- For an HDB flat, hire only a contractor listed in the HDB Directory of Renovation Contractors (DRC) — mandatory for HDB renovation work
- Confirm the contractor applies for the HDB renovation permit before hacking walls, replacing floor finishes, or doing wet works
- For condos, get MCST (management) approval and pay the renovation deposit before works start
- Prefer CaseTrust-accredited renovation firms — they carry deposit protection and standard contracts
- Get an itemized quote: carpentry priced per foot run, tiling and hacking per square foot/metre, with brands specified for fittings
- Check the schedule respects noise rules: noisy works in HDB blocks are weekdays 9am-5pm only, no work on Sundays and public holidays
Red flags
- Not on the HDB Directory but quoting for HDB hacking or wet works
- Asks for more than 20-30% deposit or big cash payments ahead of milestones
- Quote shows lump sums with no per-foot-run carpentry breakdown
- Promises to skip the HDB permit to start faster
- No physical office or showroom and no completed-project photos with addresses
How Handld researches prices
These are researched estimates, not quotes and not our transaction data. We compile ranges from published sources — national statistics, trade bodies and incumbent cost guides — normalise them to SGD, and adjust city pages by a population-based cost tier. Last updated July 2026. Basis: Qanvast HDB renovation cost data 2025 (qanvast.com); HDB renovation rules and Directory of Renovation Contractors (hdb.gov.sg); MoneySmart HDB renovation cost guide (moneysmart.sg).
Frequently asked questions
How do I compare renovation quotes properly?
Ask every contractor to break the quote into the same line items: demolition, structural, plumbing, electrical, walls and finishes, fixtures, and a stated allowance for materials you choose. Then compare line by line. A single lump-sum number cannot be compared and cannot be enforced when scope questions come up mid-project.
How much contingency should I budget?
Hold back 10-15% of the contract value for surprises on a standard renovation, and 20% for older properties where opening walls tends to reveal outdated wiring, corroded pipes, or damp. Do not tell the contractor your contingency figure — it is your buffer, not extra scope budget.
What does a renovation contractor actually do?
A renovation contractor (general contractor or main builder) manages your whole project: pricing the job, scheduling and supervising trades like electricians and plumbers, ordering materials, arranging permits where needed, and being the single party responsible for quality and timeline. You pay one contract price instead of coordinating five separate trades yourself.
How do renovation payment schedules work?
Payments should follow completed milestones, not calendar dates: for example deposit, completion of demolition and first-fix (rough-in), completion of second-fix and finishes, then a final payment of 5-10% held until the snag list (punch list) is closed. That final retention is your only real leverage for defect fixes.
What can I do if the work is defective or the contractor disappears?
Document defects in writing with photos, give the contractor a written chance to fix them within a set period, and withhold only the retention amount — not all payment — while they do. If they abandon the job, your remedies are your contract, any licensing body's complaint process, consumer protection agencies, and small claims court. This is why the paper trail and staged payments matter from day one.
What should be in a renovation contract?
At minimum: full scope of works, itemized price, start and completion dates, payment schedule tied to milestones, who obtains permits, how variations are priced and approved in writing, warranty terms, and how disputes are handled. If a contractor resists putting these in writing, that is the answer to whether you should hire them.
How much does an HDB renovation cost in 2025?
Qanvast's 2025 data puts a 3-room BTO at roughly S$36,000-S$44,000, a 4-room at S$51,000-S$62,000, and a 5-room at S$67,000-S$82,000 for full renovations. Resale flats cost more than BTOs because of hacking and rectification of older finishes.
How long does an HDB renovation take?
Typical full renovations run 8-10 weeks for a 3-room flat and 10-12 weeks for a 5-room, plus permit approval time before starting. Noisy-works restrictions (weekdays 9am-5pm only) are a big reason timelines are longer than overseas equivalents.
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