The number that scares most homeowners in Singapore isn’t the listing price of a resale HDB. It’s the renovation bill that arrives after the dust settles.
If you’ve heard wildly different quotes for “full renovation” and don’t know which to trust, you’re not alone. At Elpis Interior, we meet families every week who discovered too late that the real costs hide behind hacking, rewiring, waterproofing, and variation orders.
The spread depends on your flat type, scope of hacking, electrical and plumbing upgrades, material choices, and custom carpentry.
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Why resale HDB renovation costs more than you think
Renovating a lived-in space is different from fitting out a brand-new shell. Resale flats carry history—layered tiles, old wiring, plumbing routed through unexpected places, and finishes that have seen better days.
To create a safe, modern home, designers must peel back those layers and rebuild from a compliant base. That means demolition, haulage, re-screeding, waterproofing, rewiring to current standards, and sometimes re-plumbing the risers and trunking.
In short: you’re not just installing new things—you’re removing and fixing the old. That double work is what surprises first-time renovators, and it’s why estimates on social media rarely match reality once a site survey is complete.
Realistic cost ranges by flat type (Singapore, 2025 context)
Every home is unique, but Singapore’s resale HDB stock follows consistent patterns. The matrix below reflects common scopes we deliver for families seeking a full refresh—new flooring, carpentry, kitchen and bathrooms, lighting, paint, doors, and compliance works.
| Flat Type | Typical Range (Full Reno) | What Usually Drives Cost |
|---|---|---|
| 3-Room | S$40,000 – S$60,000 | Basic hacking, kitchen + 1 bath overhaul, rewiring essentials, modest carpentry set |
| 4-Room | S$55,000 – S$85,000 | More built-ins, 2 baths, extended rewiring, flooring change, custom kitchen optimization |
| 5-Room | S$70,000 – S$120,000 | Larger floor area, feature carpentry, glass works, premium materials, lighting layers |
Important: These are planning ranges, not quotations. Final pricing depends on site condition, structural constraints, HDB approvals, material/brand selection, and design complexity.
The hidden cost stack most quotes don’t spell out
“All-in” isn’t always all-in. Quotes can appear tidy yet omit necessary line items that will surface later as top-ups or variation orders.
When Elpis Interior audits competitor quotes for clients, we often find missing allowances in these categories. Two months into the build, they become bill shocks.
- Hacking, haulage, and debris disposal: Removing tiles, cabinets, and partitions is labour-intensive and regulated.
Skipping a proper debris plan slows work and risks penalties. - Electrical rewiring and DB upgrades: Older flats rarely meet today’s load needs for induction hobs, multiple ACs, and smart systems.
Upgrading the distribution board and running new circuits can be substantial. - Plumbing reroutes & waterproofing: A new bathroom look needs more than pretty tiles.
Proper waterproofing, gradient correction, and rerouted pipes prevent costly future leaks. - Windows & grilles compliance: Window replacements in HDBs must meet safety standards and be installed by BCA/HDB-approved contractors.
This adds lead time and cost. - Doors, frames, and fire-rated units: Main doors and kitchen doors often need replacing once flooring heights change.
Fire-rated doors for certain layouts are mandatory. - Re-screeding and levelling: After hacking, new finishes require a flat, stable base.
Levelling compounds and screed thickness affect both cost and finished floor height. - Painting, surface prep, and skim coats: Old walls can be patchy after demolition.
Achieving a premium paint finish needs proper surface rehab, not just a quick roll. - Appliances & loose furniture: Often excluded.
Without a consolidated list early on, you can blow the budget right at move-in.
Timeline: how long a full resale HDB renovation truly takes
Most full-scope projects take 8–12 weeks under smooth conditions. That assumes timely approvals, clean demolitions, and materials that arrive on schedule.
Here’s a typical sequence we plan for Singapore resale flats, acknowledging real-world lead times and HDB guidelines.
| Phase | Duration | Key Actions |
|---|---|---|
| Design & Approvals | 2–3 weeks | Site survey, drawings, material selection, HDB submissions |
| Demolition & Prep | 1–2 weeks | Hacking, haulage, debris, re-screeding, levelling |
| MEP Rough-in | 1–2 weeks | Electrical rewiring, plumbing reroutes, waterproofing base |
| Wet Works & Tiling | 2–3 weeks | Bathroom & kitchen tiling, waterproofing cures, windows |
| Carpentry & Fabrication | 2–3 weeks | Kitchen, wardrobes, vanity, feature walls (off-site fabrication + on-site install) |
| Painting & Fixtures | 1 week | Paint, lighting, sanitary ware, doors, accessories |
| Testing & Handover | 0.5–1 week | QC, touch-ups, deep clean, defect rectifications |
Heavy hacking, custom metal/glass, or imported finishes can push timelines beyond 12 weeks. It’s better to plan conservatively than to rush and compromise build quality.
Material choices that protect your budget and daily comfort
It’s easy to overspend chasing trends. But in compact Singapore homes, performance per dollar beats fashion every time. That’s the lens we use at Elpis Interior when advising families.
Floors: vinyl plank vs homogeneous tiles
Vinyl plank delivers warmth underfoot, easier maintenance, and faster installation for a lower upfront cost. Tiles offer superior long-term durability and water resistance, especially in wet zones.
If you crave the look of stone or timber, modern tiles and mid-range vinyl patterns are convincing without the premium. Choosing a single finish across living spaces also reduces transition trims and levelling complications.
Kitchen: the biggest ROI zone
Your kitchen dictates daily joy. Optimize workflow before aesthetics: triangle layouts, proper clearances, and storage stratification.
Use durable carcasses, standardised modules, and reserve splurges for worktops and hardware. A strong mid-range kitchen beats an over-designed showpiece that chips in year two.
Bathrooms: waterproofing and ventilation first
Beautiful bathrooms start beneath the tile. Waterproofing, proper gradients, and correct grout systems prevent the hairline disasters that cost thousands later.
Choose anti-slip floor tiles and high-quality mixers. If you need to save, pare back wall tiling or fancy niches, not the membrane.
Lighting: layer for function, not drama
Singapore flats reward thoughtful layering—ambient for general use, task for work zones, accent for mood.
LEDs with dimming give flexibility without long-term energy cost. Don’t overuse spotlights; use linear and wall washing to make rooms feel larger.
Smart ways to avoid budget blowouts (Elpis Interior playbook)
Scope creep is the silent budget killer. Here’s how we keep families financially safe while delivering a home that feels tailored.
- Freeze the layout early: Heavy hacking cascades into electrical, plumbing, tiling, and carpentry changes.
A stable plan saves weeks and thousands. - Standardise carpentry modules: Reusing core module sizes across wardrobes, kitchen, and storage reduces fabrication time and waste.
You still get a custom look with cost discipline. - Pre-validate appliance list: Finalise sizes for fridge, hob, hood, oven, washer-dryer, and AC before carpentry drawings.
Avoid expensive remakes. - Choose mid-range, durable finishes: Prioritise warranty-backed brands.
Trend-proof colours extend the style lifespan of your investment. - Phase wish-list items: Mirrors, decor panels, and some feature lights can come later.
Move in happy, then layer personality as budgets recover. - Insist on transparent VO rules: At Elpis Interior, VO thresholds and approval flow are agreed upfront.
No surprises; no pressure.
Compliance & permits: building right in Singapore
HDB regulations protect safety and neighbours’ comfort. They also protect you from shoddy work that can void insurance or create resale headaches.
Works like hacking, bathroom overhauls, window replacements, and rewiring require submissions and approved contractors. A reputable ID manages these flows and schedules around approval windows to keep your project moving.
Cutting corners here is false economy. The cheapest quote on paper often becomes the most expensive when rectifications, fines, or resale complications arise.
Case snapshots: where the money really went
Names changed for privacy. These are typical of what we see across mature estates and newer resale stock.
Tampines, 4-room, S$72k
Scope included full kitchen, 2 baths, vinyl over screed, rewiring, and light hacking to open dining. The cost drivers were custom pantry modules and bath waterproofing upgrades.
Toa Payoh, 3-room, S$54k
Kept layout intact, focused on kitchen efficiency and a hotel-like master bath. Savings came from standardised cabinet modules and a single flooring finish throughout.
Jurong West, 5-room, S$108k
Large open-plan living with feature glass, premium tile selection, and extensive lighting. Long-lead materials and custom metalwork extended timeline.
Budget tiers you can plan around
Not everyone needs the same depth of renovation. Here’s a practical way to frame conversations with your family and designer.
| Tier | Budget (Guide) | What You Get | Who It Fits |
|---|---|---|---|
| Essential Refresh | S$35k–S$55k | Selective hacking, vinyl/tile update, kitchen refresh, 1–2 baths simplified, basic lighting | Owners with good bones, willing to keep layout |
| Balanced Full | S$60k–S$90k | Full kitchen, 2 baths, rewiring, new doors, cohesive finishes, moderate carpentry | Most families, value-oriented with quality focus |
| Premium Custom | S$95k–S$130k+ | Extensive hacking/replanning, premium surfaces, feature carpentry, custom glass/metal | Design-forward owners, larger 5-room units |
Note: The “Essential Refresh” tier is not a full-gut for most resale conditions. It’s a strategic upgrade path when bones are decent and budgets tight.
Financing and cash-flow sanity
Renovation loans exist for a reason, but they’re not magic. Before financing, calculate total cost of ownership: interest, insurance, appliance spend, and inevitable post-move purchases.
At Elpis Interior, we guide clients to align milestones with cash flow—deposit, progress payments at inspected points, and a prudent buffer for small deviations. Financial calm makes the build calmer too.
How Elpis Interior keeps Singapore families on-budget
We built our process around transparency because we’ve seen what opacity does to dreams. Our Singapore-focused approach blends cost discipline with design joy.
- Upfront scope mapping: We colour-code must-haves vs nice-to-haves so families see trade-offs clearly.
- Bill of Quantities clarity: Line-item clarity prevents “gotcha” top-ups and creates apples-to-apples comparisons.
- Compliance-first planning: HDB timelines are baked into schedules to reduce idle days.
- Defect-forward inspections: We surface potential site surprises early to protect budgets.
- Aftercare & warranties: You shouldn’t chase vendors post-handover. We don’t vanish when you move in.
The Singapore reality check—so you can plan with confidence
Full resale HDB renovations cost what they cost because quality and compliance are non-negotiables in a dense, regulated city. The trick isn’t to find the lowest number. It’s to find the right number for your home, with a partner who can defend it line by line.
That partner should care about how you cook, where you read, how your kids study, and how you rest. A budget is a design document as much as a spreadsheet.
Final thought
When the bill finally lands, will you see a painful surprise—or the price of a home that supports your life for the next decade. If you knew the true full cost today, what choices would you lock in early to protect your peace tomorrow.
FAQ
What is the average full renovation cost for a resale HDB in Singapore. For planning, use S$40,000–S$120,000 depending on flat size and scope. Smaller 3-rooms with minimal hacking sit at the lower band, while 5-rooms with premium finishes sit higher.
Why is my quotation lower than your ranges. Check if it excludes demolition, rewiring, waterproofing, window works, doors, haulage, and debris disposal. Many “starter” quotes omit these.
How long does it take. Typically 8–12 weeks, longer for heavy hacking or imports. Account for HDB approvals and lead times.
Can I cut costs by doing some works later. Yes—phase decorative carpentry, mirrors, and some feature lighting. Don’t skimp on waterproofing, electrical safety, or compliance items.
Do you work island-wide. Yes. Elpis Interior serves homeowners across Singapore with compliance-first design and transparent budgeting.
Disclaimer: All cost figures are estimates for educational planning in Singapore and may change due to site conditions, material pricing, labour availability, and regulatory updates. Always obtain a detailed site-inspected quotation.
