How Much Does HDB Renovation Cost in Singapore

Renovating an HDB flat is a major milestone and a major expense. Whether you’re upgrading a brand-new BTO or revamping an older resale unit, renovation costs can escalate quickly if not managed carefully. With materials, labour, professional services, and design choices all influencing your project’s total cost, it’s easy to see how a well-intentioned plan can stretch beyond your original budget.

The good news? With proper planning and a clear understanding of what drives the prices, you can make informed decisions, avoid unpleasant surprises, and bring your dream home to life without breaking the bank.

What Affects HDB Renovation Costs?

Several key factors determine how much you’ll ultimately spend on your renovation journey. Let’s break them down.

1. Size of the Flat

As you might expect, the larger your flat, the more it will cost to renovate. More rooms mean more materials, more labour, and more finishes to install. A 3-room HDB (typically around 60–80 sqm) might cost between S$30,000 to S$50,000 to renovate. In contrast, a 5-room flat often starts at S$60,000 and can go far higher, depending on the scope of work. From flooring to cabinetry, larger homes require more of everything, which adds up quickly.

2. New vs Resale Property

Renovating a brand-new BTO tends to be less costly than sprucing up a resale flat. That’s because BTO flats usually come with standard fittings and finishes, allowing you to skip major demolition and just focus on areas like built-ins or kitchen customisation. On the other hand, resale flats often require hacking and replacing outdated elements—think old tiles, worn-out fittings, or even built-ins that don’t align with your taste. All this adds to the cost, especially since you’ll be paying for both removal and installation. In rare cases where a resale flat is already in excellent condition, renovation may be minimal. But keep in mind, such units often come with a higher purchase price.

3. Scope of Work and Material Choices

The extent of your renovation, and the type of materials you select, will dramatically impact the cost. Here’s a rough breakdown of how typical renovation budgets are distributed:

• Carpentry (cabinets, wardrobes, etc.): 30–40%
• Tiling & masonry (floor and wall work): 20–30%
• Finishing touches (painting, lighting, windows): 20–25%
• Professional fees (design, project management): ~15%
• Electrical and plumbing: ~10%
• Demolition/hacking: 5–10%

For example, opting for custom carpentry, such as built-in wardrobes, TV consoles, or solid wood kitchen cabinets, can quickly drive up costs. Similarly, premium materials like quartz countertops, marble tiles, or designer fittings add a premium. If you’re working with a tight budget, opt for simpler layouts and budget-friendly materials. Prioritise function over form where possible, and make a detailed list by area (kitchen, bathrooms, living room, etc.) to decide where to splurge and where to save.

4. Interior Designer vs Contractor

Who you hire plays a big role in both your renovation experience and your final bill. You generally have two options:

• Interior Designer (ID): Offers design concepts, material selection, coordination, and project management. You’ll pay extra—typically 10–15% of the renovation budget—for these services, but you gain convenience and cohesive design.
• Direct Contractor: Focuses solely on executing the work (labour and materials). It’s usually cheaper, but you’ll need to handle the design, scheduling, and purchasing yourself.

If you’re confident in managing the project and have a clear vision, working with a contractor can save money. However, for a stress-free experience and expert guidance, an ID may be well worth the added cost. Either way, always choose HDB-licensed or CaseTrust-accredited professionals. Check portfolios, read reviews, and insist on clear contracts with staged payment terms.

5. Design Style and Finishing Level

Your choice of design aesthetic also plays a part. A sleek and minimalist approach with basic finishes costs far less than a high-end, luxurious interior filled with intricate details, premium materials, and custom furniture. For example, minimalist styles may feature open shelves and clean lines, while maximalist interiors could include feature walls, mood lighting, layered textures, and bespoke furniture—each element adding to your total cost. As such, decide early on whether style or savings takes priority, and tailor your choices accordingly.

Using Renovation Cost Calculators

Before you even meet with designers or contractors, it’s wise to estimate your renovation budget using free online calculators. Platforms like Qanvast provide interactive tools that generate cost estimates based on:

• Flat type (BTO/resale, 3-room, 4-room, etc.)
• Number of rooms
• Desired level of renovation (light, moderate, extensive)
• Style preferences

For example, you might indicate that you want moderate work done in the living room and kitchen, but extensive carpentry in the bedrooms. The calculator will provide a cost range along with a breakdown—say, 35% on carpentry, 25% on tiling, and so on. These tools are invaluable for planning and help you visualise how changes in scope or material quality affect your overall costs. They also encourage you to include a 10–20% buffer for unexpected expenses and remind you that furniture and appliances are typically not included in renovation quotes.

HDB Renovation Rules and Approvals

Before you start any work, be sure to check HDB’s renovation guidelines and apply for the necessary permits. This is especially important if your renovation involves hacking, plumbing changes, or any structural modifications. Approval timelines can range from 3–7 days for minor works to 2–3 weeks for more complex changes. Common renovation activities that require approval include:

• Hacking walls or floors
• Replacing floor tiles
• Changing bathroom layout
• Installing grilles or windows

Only HDB-registered contractors are permitted to carry out certain types of work, such as hacking or window installations. Failure to comply can result in penalties, stop-work orders, or even mandatory rectification. Additionally, renovation work is only allowed Monday to Saturday, from 9am to 6pm, and you are required to inform your neighbours in advance. Following these rules ensures a smooth process and keeps you in good standing with both HDB and your neighbours.

Financing Your Renovation

Renovations are a big-ticket item, and not everyone can (or wants to) pay upfront. In Singapore, you have a few financing options:

1. Licensed Money Lenders

It’s becoming increasingly common for homeowners to turn to a licensed money lender in Paya Lebar if they need funds quickly for various reasons, including home renovations.  These financial institutions also tend to be more open to approving loans for those with poor credit scores, making them the next best option for people who get rejected by traditional banks.

2. Bank Renovation Loans

Banks offer renovation loans of up to S$30,000 or 6× your monthly income, whichever is lower. These loans usually come with repayment periods of 1–5 years and interest rates ranging from 2–5% per annum. The funds can be used for contractor fees, materials, and large appliances.

3. Personal Loans

Alternatively, you might consider a personal loan from a licensed money lender or bank, which can offer more flexible usage terms and potentially lower interest rates depending on your credit profile. Whatever the choice, borrow only what you need and ensure that your repayment schedule aligns with your renovation timeline. Never rush into a loan without reading the fine print.

Conclusion

Renovating your HDB flat is a significant investment—but with clear goals, realistic budgeting, and the right partners, it can be an exciting and rewarding process. From choosing materials to navigating permits and managing your budget, being informed is your best defence against renovation regrets. Use planning tools to estimate costs, compare design approaches based on your lifestyle and budget, and work only with licensed professionals. Most importantly, expect the unexpected—build in a buffer, stay flexible, and enjoy the process of creating a home that truly reflects you.