Beginner’s Guide to HDB BTO Flat Renovation Costs, Timeline, Contractor vs Interior Designer & More
YAY, you have collected your BTO keys! It’s time to decorate and plan your dream home!
But…how to start?
No worries, we’ve got your basics covered.
TL;DR: Renovation Budget Singapore Guide For BTOs
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- Renovation jargon you need to know
- The scale of renovation and cost of renovating each space
- Interior Designers or Direct Contractors
- Timeline to plan the whole process
1. Renovation Jargon You Need to Know
| Hacking | Carpentry |
|---|---|
| Consists of labour to hack and/or re-build, touch up and plaster up the wall. | Consists of wardrobes, cabinets, storage features and other customised solutions. The cost is determined by the size, materials, and workmanship required. |
| Masonry | Plumbing |
| Consists of flooring, tiling and wet works. The cost is determined by the size of the area and labour costs for laying tiles and foundations. | Consists of all waterworks for bathrooms, piping, sinks. |
2. The Scale of Renovation and Cost of Renovating Each Space
Now that you feel more equipped, you need to know that there are three scales of renovation – Light, Moderate, and Extensive.
Do note that the Interior Designers/Contractors will advise the scale required as they should share more on the manpower and labour involvement. The more labour-intensive the job is, the more expensive it is.
| Light | Moderate | Extensive | |
|---|---|---|---|
| LIVING ROOM / DINING | |||
| Hacking of walls | 3R, 4R: $100 - $400 5R: $600 - $900 | 3R, 4R: $400 - $700 5R: $900 - $1,200 | 3R, 4R: $700 - $3,900 5R: $1,200 - $4,300 |
| Dismantling of one fixture such as cabinet, TV console without hacking of walls and/or floors | Dismantling of several fixtures with partial hacking of walls and/or floors | Dismantling of all fixtures with complete hacking of walls and/or floors | |
| Carpentry | 3R, 4R: $200 - $3,400 5R: $700 - $3,900 | 3R, 4R: $3,400 - $6,200 5R: $3,900 - $6,700 | 3R, 4R: $6,200 - $23,700 5R: $6,700 - $24,100 |
| Basic renovation of 1-2 home fixtures such as TV consoles, feature walls, cabinetry, bar counter & shelves | Regular renovation of 2-3 home fixtures including TV consoles, feature walls, cabinetry, bar counter & shelves | Extensive renovation of 3 or more home fixtures including TV consoles, feature walls, cabinetry, bar counter & shelves | |
| Masonry | 3R, 4R: $100 - $1,300 5R: $600 - $1,800 | 3R, 4R: $1,300 - $2,900 5R: $1,800 - $3,400 | 3R, 4R: $2,900 - $22,000 5R: $3,400 - $22,500 |
| Basic construction of appliance/cabinetry bases and post-hacking touch-up, with little to no tiling | Regular construction of appliance/cabinetry bases and post-hacking touch-up with tiling | Comprehensive construction of appliance/cabinetry bases and post-hacking touch-up with tiling | |
| Ceiling & Partition | 3R, 4R: $200 - $800 5R: $700 - $1,300 | 3R, 4R: $800 - $1,200 5R: $1,300 - $1,700 | 3R, 4R: $1,200 - $3,200 5R: $1,700-$3,700 |
| Basic renovation of home fixtures, including box ups, partition beams/walls, pelmets, and false ceilings w/ lighting | Regular renovation of home fixtures, including box ups, partial partition walls, pelmets, and partial L-box false ceilings w/ lighting. | Comprehensive renovation of home fixtures, including box ups, full partition walls, pelmets, and full L-box false ceilings w/ lighting. | |
| Sub-total | 3R, 4R: $600 - $5,900 5R: $2,600 - $7,900 | 3R, 4R: $5,900 - $11,000 5R: $7,900 - $13,000 | 3R, 4R: $11,000 - $52,800 5R: $13,000 - $54,600 |
| KITCHEN | |||
| Hacking | 3R, 4R: $100 - $500 5R: $600 - $1,000 | 3R, 4R: $500 - $900 5R: $1,000 - $1,400 | 3R, 4R: $900 - $3,200 5R: $1,400 - $3,700 |
| Dismantling of one fixture, such as a cabinet, door, window, or cooker hob without hacking of walls and/or floors. | Dismantling of several fixtures, such as cabinets, doors, windows, or cooker hob with partial hacking of walls and/or floors. | Dismantling of all fixtures such as cabinets, doors, windows, or cooker hob with complete hacking of walls and/or floors. | |
| Carpentry | 3R, 4R: $100 - $4,300 5R: $600 - $4,800 | 3R, 4R: $4,300-$6,900 5R: $4,800 - $7,400 | 3R, 4R: $6,900 - $17,900 5R: $7,400 - $18,400 |
| Basic renovation of home fixtures, including worktops and one cabinet using laminates. | Regular renovation of home fixtures, including worktops and up to 2 cabinets using laminates | Comprehensive renovation of home fixtures, including worktops and 3 or more cabinets using high-grade laminates | |
| Masonry | 3R, 4R: $200 - $1,300 5R: $700 - $1,800 | 3R, 4R: $1,300 - $3,900 5R: $1,800 - $4,300 | 3R, 4R: $3,900 - $11,300 5R: $4,300 - $11,800 |
| Basic construction of appliance/cabinetry bases and post-hacking touch-up, with little to no tiling. | Regular construction of appliance/cabinetry bases, post-hacking touch-up, waterproofing and tiling. | Comprehensive construction of appliance/cabinetry bases, post-hacking touch-up, waterproofing and tiling. | |
| Plumbing | 3R, 4R: $100 - $200 5R: $600 - $700 | 3R, 4R: $200 - $500 5R:$700 - $1,000 | 3R, 4R: $500 - $1,700 5R: 1,000 - $2,200 |
| Renovating one water fixture - kitchen sink/tap, water filtration systems, piping and heater storage. | Renovating 2-3 water fixtures - kitchen sink/taps, water filtration systems, piping and heater storage. | Renovating 3 or more water fixtures - kitchen sink/taps, water filtration system, piping and heater storage. Plus, extension and concealing works for pipes. | |
| Sub-total | 3R, 4R: $500 - $6,300 5R: $2,600 - $8,300 | 3R, 4R: $6,100 - $11,900 5R: $8,300 - $10,230 | 3R, 4R: $11,900 - $33,800 5R: $10,230 - $36,100 |
| BEDROOM (PER ROOM) | |||
| Hacking | 3R: $100 - $200 4R, 5R: $100 - $600 | 3R: $200 - $300 4R, 5R: $600 - $1,000 | 3R: $300 - $4,300 4R, 5R: $1,000 - $5,200 |
| Dismantling of one fixture - a wardrobe, cabinet, bed frame, study table, door, window, or false ceiling without hacking of walls and/or floors. | Dismantling of several fixtures - wardrobes, cabinets, bed frames, study tables, doors, windows, or false ceilings with partial hacking of wall and/or floors. | Dismantling of all fixtures - wardrobes, cabinets, bed frames, study tables, doors, windows, and false ceilings with complete hacking of walls and/or floors. | |
| Carpentry | 3R: $100 - $3,500 4R, 5R: $200 - $4,400 | 3R: $3,500 - $6,600 4R, 5R: $4,400 - $7,500 | 3R: $6,600 - $32,800 4R, 5R: $7,500 - $33,700 |
| Basic renovation of 1 home fixture, including full-height wardrobes, doors, study tables, headboards, bedframes, and bedside tables. | Regular renovation of 2-3 home fixtures, including full-height wardrobes, doors, study tables, headboards, bed frames, and bedside tables. | Extensive renovation of 3 or more home fixtures, including full-height wardrobes, doors, study tables, headboards, bed frames, and bedside tables. | |
| Masonry | 3R: $100 - $300 4R, 5R: $200 - $1,200 | 3R: $300 - $1,800 4R, 5R: $1,200 - $2,700 | 3R: $1,800 - $7,900 4R, 5R: $2,700 - $8,800 |
| Basic construction of appliance/cabinetry bases and post-hacking touch-up, with little to no tiling. | Regular construction of appliance/cabinetry bases, post-hacking touch-up and tiling. | Comprehensive construction of appliance/cabinetry bases, post-hacking touch-up and tiling. | |
| Ceiling & Partition | 3R: $100 - $200 4R, 5R: $100 - $600 | 3R: $200 - $300 4R, 5R: $600 - $1,100 | 3R: $300 - $4,100 4R, 5R: $1,100 - $5,000 |
| Basic renovation of home fixtures, including box ups, partition beams/walls, pelmets and false ceilings w/ lighting. | Regular renovation of home fixtures, including box ups, partial partition walls, pelmets and partial L-box false ceilings w/ lighting. | Comprehensive renovation of home fixtures, including box ups, full partition walls, pelmets and full L-box false ceilings w/ lighting | |
| Sub-total | 3R: $400 - $4,200 4R, 5R: $600 - $6,800 | 3R: $4,200 - $9,000 4R, 5R: $6,800 - $12,300 | 3R: $9,000 - $49,100 4R, 5R: $12,300 - $52,700 |
| BATHROOM SEWAGE/ PUMPING SYSTEM (PER BATHROOM) | |||
| Hacking | All: $100 - $400 | All: $400 - $900 | All: $900 - $6,700 |
| Dismantling of one fixture - a sink, toilet bowl, vanity cabinet, door or bathroom accessory without hacking or floor and/or wall tiles. | Dismantling of two fixtures - a sink, toilet bowl, vanity cabinet, door or bathroom accessory without hacking or floor and/or wall tiles. | Dismantling of two fixtures -a sink, toilet bowl, vanity cabinet, door or bathroom accessory without hacking or floor and/or wall tiles. | |
| Carpentry | All: $100 - $1,100 | All: $1,100 - $2,000 | All: $2,000 - $8,900 |
| Basic renovation of one compact mirror or vanity storage cabinet. | Regular renovation of a one top-hung mirror or vanity storage cabinet. | Involves extensive renovation of a top-hung mirror vanity and bottom storage cabinet. | |
| Masonry | All: $100 - $1,400 | All: $1,400 - $5,600 | All: $5,600 - $17,400 |
| Basic construction of shower kerbs and post-hacking touch up, with little to no tiling. | Regular construction of shower kerbs, waterproofing, post-hacking touch-up and tiling. | Comprehensive construction of shower kerbs, waterproofing, post-hacking touch-up and tiling. | |
| Plumbing | All: $100 - $200 | All: $200 - $700 | All: $700 - $3,800 |
| Renovation of one water fixture - washbasin/tap, toilet bowls, shower set, bathtub or other bathroom accessories | Renovation of 2-3 water fixtures- washbasin/taps, toilet bowls, shower sets, bathtubs, and other bathroom accessories. | Renovation of 3 or more water fixtures like washbasin/tap, toilet bowls, shower sets, bathtubs and other bathroom accessories. Plus, extension and concealing work for pipes. | |
| Sub-total | $400 - $3,100 | $3,100 - $9,200 | $9,200 - $36,800 |
| OTHERS | |||
| Electrical wiring | 3R, 4R: $300 - $1,900 5R: $700 - $2,400 | 3R, 4R: $1,900 - $3,100 5R: $2,400 - $3,600 | 3R, 4R: $3,100 - $16,000 5R: $3,600 - $16,500 |
| Basic renovation of electrical outlets such as lighting, data, heater and power points for select rooms. | Regular renovation of electrical outlets such as lighting, data heater and power points for most areas of the house. | Comprehensive renovation of electrical outlets across the house, including add-ons like extra lighting points and wire extensions. | |
| Painting | 3R, 4R: $200 - $1,500 5R: $700 - $2,000 | 3R, 4R: $1,500 - $1,800 5R: $2,000 - $2,400 | 3R, 4R: $1,800 - $8,000 5R: $2,400 - $8,500 |
| Standard 2-3 coat wall and ceiling paint job for 1 room or studio unit. | Standard 2-3 coat wall and ceiling paint job for 2 rooms. | Standard 2-3 coat wall and ceiling paint job for 3 rooms or more. | |
| Glass/Aluminium | 3R, 4R: $300 - $2,200 5R: $800 - $2,700 | 3R, 4R: $2,200 - $4,700 5R: $2,700 - $5,200 | 3R, 4R: $4,700 - $15,800 5R: $5,200 - $16,300 |
| Renovation of 1-2 glass fixtures such as windowpanes with little to no aluminium works done (e.g., fitting of new window grilles). | Renovation of 2 or more glass fixtures, such as windowpanes, mirrors or glass partitions. Includes additional aluminium works (e.g., fitting of new window grilles). | Renovation of 2 or more glass fixtures, such as windowpanes, mirrors, or glass partitions. Includes major aluminium works (e.g., changing of window and door grilles). | |
| Cleaning & Polishing | 3R, 4R: $300 - $1,100 5R: $800 - $1,600 | 3R, 4R: $1,100 - $1,800 5R: $1,600 - $2,300 | 3R, 4R: $1,800 - $13,900 5R: $2,300 - $14,400 |
| Cleaning of the entire house, installation of corrugated paper for floor protection, haulage, and debris disposal for minor renovations. | Cleaning of the entire house, acid/chemical wash, installation of corrugated paper for floor protection, haulage, and debris disposal for major renovations. | Cleaning of the entire house, acid/chemical wash, installation of corrugated paper for floor protection, haulage, debris disposal, polishing of marble and/or varnishing of parquet flooring. | |
| TOTAL | 3-room (2 bedrooms, 2 bathrooms, 1 living): $3,800 - $29,900 | 3-room (2 bedrooms, 2 bathrooms, 1 living): $30,910 - $70,700 | 3-room (2 bedrooms, 2 bathrooms, 1 living): $70,700 - $276,200 |
| 4-room (3 bedrooms, 2 bathrooms and 1 living): $4,200 - $31,900 | 4-room (3 bedrooms, 2 bathrooms and 1 living): $26, 700 - $89,600 | 4 (3 bedrooms, 2 bathrooms and 1 living): $89,600 - $372,900 | |
| 5-room (3 bedrooms, 2 bathrooms and 1 living): $9,500 - $51,500 | 5-room (3 bedrooms, 2 bathrooms and 1 living): $59,900 - $92,030 | 5-room (3 bedrooms, 2 bathrooms and 1 living): $89,960 - $378,100 | |
Note: All rates are based on Qanvast’s calculator as of 31 March 2022 and may be subjected to changes.
Before you whip out your calculator and start pouting like Patrick, we have laid down three examples to help you better identify which column to look at.
| Couple A | Couple B | Couple C | |
|---|---|---|---|
| Renovation needs | Plans to have a feature wall, curved walls in the living room, high and low kitchen cabinets with a kitchen counter, a built-in wardrobe in the masters, and bathrooms with specific tiles and features. | Plans to get retail wardrobes and cabinets. They also plan to include a work-from-home area in the living, a kitchen counter with lower cabinets only, a platform bed and simple tiling on the floor and walls. | Opted-in for Optional Component Scheme (OCS) to have ready vinyl flooring, wall tiles and bathroom fixtures. Upon checking the OCS items, they realised that the vinyl flooring in the living area is not suitable for their pet dog as it can become slippery. They plan to replace the vinyl with tiles. |
| Columns to refer | Moderate to Extensive | Light to Moderate | Light to Moderate since additional labour is required to remove the flooring |
Hold On…Eeks. Hidden Costs!
Unsurprisingly, as first-time homeowners, we tend to have blind spots. Some costs are not obvious from the final quotations by your ID/Contractors.
Not to worry, you can check against this list to ensure all/most of these items are accounted for:
- Electrical – Hiring an electrician to look at your light fixtures and wiring during/after a site visit.
- Plumbing – Hiring a plumber during/after a site visit.
- Lighting and bathroom fixtures – Subjective costs based on your preferred fixtures.
- Flooring and wall materials – Subjective costs based on your preferred material; the higher quality material will certainly cost more.
- Hinges and handles for carpentry
- Window grilles
As we live in a time where prices are increasing, you should buffer 5-10% more OR be prepared to shave off some frills to keep things within budget.
Especially since we have to contend with inflation in Singapore.
3. Do you plan to engage an Interior Designer or a Direct contractor?
It sounds good to have a package deal with an Interior Designer (ID) to help you manage contractors, plan timelines, sample materials and design your ideal home, right?
However, this option is also pricier. In fact, the price difference between ID Vs Contractors can be almost 30 – 50% for the same outcome.
Now that you know engaging an ID is more expensive, you are tempted to choose the contractors yourself.
Sadly, it is not always smooth-sailing with contractors either.
More time is catered to customising your dream look, and you will likely need to source materials yourself. At times, contractors may also misinterpret the style/look you want.
This will lead to you spending more money and time correcting this mistake.
Moreover, we have also heard horror stories of contractors being uncontactable and leaving incomplete renovation works. This is the worst scenario and could lead to high mental and emotional stress.
The key is to communicate your requirements openly and clearly. You can always provide a picture illustration or design when in doubt.
| Interior Designers | Direct Contractors |
|---|---|
| Project management service from planning, designing, coordinating different contractors to supervising to completing the entire process. If you hate planning or simply do not have so much time to figure out the whatnots, this is a good option. | Gives you flexibility in sourcing the contractors that best fit your budget but is much more time-consuming. This is a good option for individuals who prefer being more hands-on and already know the specifics they want. |
| Commands a heftier price tag | Easier on your pocket in general as they do not provide design and project management services that IDs do |
| High level of customisation/personalised services throughout the entire renovation - Provides floor plan and 3D drawings - Provides design options to choose from | When you have specific design wants (and don’t want) or have minimal renovation requirements, this can save you time from combing through multiple drafts of designs. An experienced contractor may also provide advice on placements of wiring, furniture etc. |
| Accountable for your project from start to end unless there is a change of hands. Hence, if something goes wrong, you can still find a professional to seek advice from, including the chosen material and colours. | Less accountability if something goes wrong as there is no project manager except yourself. It may be hard to find someone from the industry who may have a good overview to help unless you know someone personally whom you can seek advice from. |
4. Timeline To Plan the Whole Process
Typically, a 3, 4 and 5-room BTO flat renovation takes about 8 to 9 weeks for completion.
Your planning should start as early as 2 to 6 months before keys collection for renovation to kickstart immediately.
| Before key collection | Key collection to renovation completion |
|---|---|
| 2 to 6 months | 3-room: 8 to 9 weeks 4-room: 8 to 9 weeks 5-room: 8 to 10 weeks |
| Begin looking for an ID or Contractor Interior Designer: Speak to at least 3 to 5 designers before settling with any and comb through 3D design drafts Direct Contractor: Communicate your preferred style through drawings/illustrations so that both parties are aligned on expectations | Upon key collection, you have 30 days to check home defects and report to HDB before your renovation starts – repairs would usually be done within 2 weeks. Refer to Seedly's Guide on BTO Defects Inspection. *Note: It’s rare for renovation to be smooth sailing throughout as there are often hiccups such as delays in the shipment of materials. It would be good to factor in an extra 2 to 4 weeks to manage your expectations |
| Window-shop for preferred fixtures | After renovation Air conditioners Lights and switches Electrical wiring Flooring and tiling Wall paints Sinks, shower tap, water closet, faucet All built-in fixtures, including oven Window grilles (if applicable) False ceiling (if applicable) Wall tiles (if applicable) |
Seeking Proper Advice From Professionals And Friends
Planning your renovation journey is critical as it is easily one of the most significant expenditures. Always ask around for advice.
Co-founder and Chief Product Officer of Ohmyhome, Race Wong, will speak at the Seedly Personal Finance Festival 2022, from 23 – 24 April 2022. Grab your tickets today at a 20% discount when using the promo code “SAVE20″!
Race will be sharing how homeowners can make smarter and the best financial decisions on home renovations. You will learn the tricks and hacks to plan for your dream home.
Have more home renovation questions? You can also ask the Seedly community.
About Hui Juan Neo
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