HDB renovation cost in Singapore: typical ranges and what drives the price
Three quotes for the same 4-room flat: S$38,000, S$52,000 and S$71,000. They are not three prices for one job. They are three different jobs, and the quotation is where you find out which.
Typical ranges by flat type
| Flat | BTO | Resale |
|---|---|---|
| 3-room | S$25,000 – S$45,000 | S$40,000 – S$70,000 |
| 4-room | S$35,000 – S$60,000 | S$50,000 – S$90,000 |
| 5-room | S$45,000 – S$75,000 | S$60,000 – S$110,000 |
These are rough ranges from published Singapore quotes and guides in 2025 and 2026, not a price list. Your quote can fall outside them.
What pushes the cost up
- Carpentry. Usually the biggest line. Full-height wardrobes and a full kitchen add up quickly.
- Hacking and tiling. Removing old floors and wall tiles, then laying new tiles or vinyl.
- Wiring and plumbing. Common in older resale flats. Electrical work must be done by a licensed electrician.
- Hacking walls. Needs an HDB permit and an HDB-registered contractor. Some walls can never be hacked.
- Materials. Quartz versus compact laminate tops, imported tiles, specific fitting brands.
- Changes halfway. Every change after signing becomes a variation order with its own price.
How to read a quotation
- Itemised, with quantities. "Kitchen cabinet, 12 ft run, laminate finish" is a line you can compare. "Kitchen package" is not.
- Brands and materials named. So you can check what is installed against what was quoted.
- Exclusions listed. Lighting, appliances, disposal, permits and cleaning are common gaps.
- Payment split stated. A small deposit, then payments tied to finished work. See the payment schedule guide.
- How changes are priced. Get each change in writing before it is done. See the variation order template.
Keep the record as the job goes
The quotation is the first record of what was agreed. Keep every change, payment and site photo with it, so the final bill can be checked against the original. Synify keeps the quotation, variation orders, payments and photos in one record that the homeowner, ID and contractor all see.
Common questions
How much does it cost to renovate a 4-room HDB flat in Singapore?
A 4-room BTO is commonly quoted at around S$35,000 to S$60,000. A 4-room resale flat usually costs more, around S$50,000 to S$90,000, because old finishes are hacked and wiring and plumbing are often redone. Your quote depends on scope, carpentry and materials.
Why does a resale flat cost more to renovate than a BTO?
A resale flat often needs old tiles and carpentry hacked out, new wiring, new plumbing and sometimes new windows. A BTO comes with basic finishes, so the work is mostly carpentry, lighting and painting.
What is the most expensive part of an HDB renovation?
Carpentry is usually the biggest single item: kitchen cabinets, wardrobes, TV console and shoe cabinet. In resale flats, hacking and re-tiling is the next big cost.
How do I compare renovation quotations?
Ask each firm for an itemised quotation with quantities, materials and brands, then compare line by line instead of comparing the total. Check what is excluded, how payments are split, and how changes will be priced.
How much deposit should I pay for renovation?
Keep the deposit small, commonly around 10% or less, and tie later payments to work you can see is finished. See the renovation payment schedule guide for common splits.