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You have the keys, a folder of home inspiration and one big question: how much should you set aside to make the flat your own?
A renovation budget depends on more than whether you own a 3-, 4- or 5-room HDB flat. A new flat that needs storage and furnishings is a different project from a resale home with worn finishes, ageing services and a kitchen to replace.
Even two homes of the same size can receive very different quotations. The existing condition, amount of hacking, material choices and custom work all influence the final cost.
This guide helps you plan for a renovation in 2027: compare reference budgets, understand what different renovation scopes involve and check what your quotation should cover before committing.
| Flat type | BTO / new flat | Resale flat |
|---|---|---|
| 3-room | S$28,000–42,000 | S$38,000–55,000 |
| 4-room | S$40,000–55,000 | S$55,000–75,000 |
| 5-room | S$45,000–70,000 | S$60,000–85,000 |
A friend’s renovation total is only useful as a comparison when you know what it covered.
Two flats of the same size can need different repairs, use different materials and include very different amounts of custom work. Understanding these factors helps you compare quotations more accurately.
Age is a reason to investigate a resale home’s condition, but it does not tell you exactly what needs replacing.
A well-maintained older flat with recently upgraded services may need less work than another unit with leaks, damaged finishes or worn cabinetry.
Check for visible moisture damage and damaged finishes, and arrange relevant assessments of wiring and plumbing where needed.
Ask the firm to separate necessary repairs from optional improvements. Your budget should reflect the findings rather than an automatic full replacement based on age.
Removing tiles, cabinets or approved non-structural partitions can involve several tasks:
Demolition and removal
Disposal of debris
Protection of retained areas
Preparation of exposed surfaces
Reinstatement before new finishes are installed
Check which of these tasks are included in your quotation.
Opening up a kitchen, for example, may also require making good the adjoining floor or moving connections. An open-concept layout is not automatically cheaper.
Ask for the connected works to be priced, and compare them with retaining a serviceable layout before deciding.
Material labels alone are not enough for a fair comparison.
Two quotations for vinyl flooring, tiles or a stone countertop may cover different products, quantities and installation methods. Compare the installed specification and maintenance needs alongside the appearance.
| Selection | Compare in the quotation | Question to ask |
|---|---|---|
| Flooring | Product, measured area, base preparation, installation and skirting | Is the existing surface suitable for this method? |
| Countertops | Product, thickness, dimensions, edges, cut-outs and installation | What care does it need, and are all cut-outs included? |
| Cabinet finishes | Carcass specification, surface finish, hardware and internal fittings | Are both proposals providing the same storage and hardware? |
| Bathroom finishes | Tile allowance, area, preparation and affected wet-area work | Does the scope address the existing condition? |
Ask for the price difference between specific alternatives. Do not assume that every product in one material category is cheaper than every product in another.
Kitchen cabinets, wardrobes, shoe storage and study units add up as built-ins spread across the home.
Length matters, but so do height, depth, drawers, internal accessories, hardware and detailing. Two wardrobes of the same length may provide very different storage arrangements.
Plan what you need to store before deciding how much cabinetry to build. Request separate prices for essential storage and optional display units.
Movable furniture may suit a room whose use could change later.
Curved cabinetry, concealed doors, integrated lighting, decorative panels and elaborate ceilings can require extra fabrication, installation or coordination.
A feature that looks simple in a photograph may still be demanding to build.
A minimalist style does not automatically mean a lower cost. Bespoke detailing and concealed services can still involve substantial work.
Ask the firm to price a simpler version of a feature you like so you can assess what the extra detail buys you.
Retaining serviceable installations is a different scope from replacing them.
Extra power points, new lighting positions and relocated fittings can also affect the quotation even when the layout looks largely unchanged.
Think about where you will charge devices, work from home and use kitchen appliances. Confirm appliance dimensions and positions early.
Request a point schedule and separate necessary service work from optional lighting features or smart controls.
Quotations may include different levels of design development, drawings, site coordination, supervision and handover support.
Confirm the deliverables and whether any fee is charged separately or included in the works total.
A higher price alone does not demonstrate better workmanship. Review relevant projects and compare the specifications, installation scope, responsibilities and warranty terms alongside the price.
Your daily routines shape the work you need.
Frequent cooking may justify more preparation space. Working from home may require a dedicated desk and connections. Families may prioritise accessible storage and easy cleaning.
Premium appliances, smart-home controls and customised furniture can also increase overall spending.
Confirm who supplies and installs each item, and whether it is inside or outside the contract. Label features as essential, useful or optional to make budget decisions easier.
For a closer look, read Why Renovation Quotations Differ
Before choosing a budget, work out whether your home needs a refresh, selected-area renovation or extensive replacement.
| Renovation scope | What it involves | When it may suit your home |
|---|---|---|
| Refresh | Retaining suitable finishes and the layout while updating selected paint, lighting, fittings or furniture | The existing home is serviceable and mainly needs cosmetic improvements |
| Selected-area renovation | Renovating specific areas, such as the kitchen or bathrooms, while retaining suitable parts elsewhere | Certain spaces need improvement, but a whole-home overhaul is unnecessary |
| Extensive replacement | Removing and replacing substantial finishes and built-ins, with necessary service work and approved layout changes | The condition assessment or your requirements justify substantial work |
Walk through the home room by room and make a retain-or-replace list.
For resale flats, arrange a condition assessment before assuming that existing wiring, plumbing, tiles or cabinetry can stay. Appearance alone will not tell you whether everything is serviceable.
For new flats, check the finishes and fittings actually supplied with your unit. Work that has already been provided should not appear in your budget again unless you intend to change it and the work is permitted.
The standard-spec reference is S$28,000–42,000 for a BTO and S$38,000–55,000 for a resale flat.
(image source: Black and Butter)
Your quotation will depend on what is retained, the condition of the home and the amount of built-in work.
In a compact home, storage and comfortable movement deserve attention before decorative features. A full-height cabinet might solve a practical problem; extra built-ins everywhere can use both money and valuable floor space.
To keep your budget focused:
Prioritise a workable kitchen, storage for daily belongings and enough power points for how you live.
Ask for separate prices for essential kitchen and wardrobe carpentry, then optional display or feature units.
Consider movable furniture where built-ins are not necessary, especially if a room may change purpose.
For example, if the existing floor is suitable to retain, compare a kitchen-and-storage proposal with one that also replaces the flooring.
Ask the firm to show the actual difference rather than assuming every resale flat needs a complete overhaul.
The standard-spec reference is S$40,000–55,000 for a BTO and S$55,000–75,000 for a resale flat.
(image source: Diva Interior)
Decide how each bedroom will be used before pricing carpentry for the whole home.
A child’s room, guest room and home office can need very different furniture. Building a full wardrobe and desk in every room before those needs are clear may leave you paying for storage you do not use.
To keep your budget focused:
Set your priorities for the kitchen, bathrooms and the bedroom you will use most.
Request a base quotation for the essentials and separate options for study carpentry, feature walls or ceiling details.
If retaining part of a resale home, ask how old and new finishes will meet and whether making good is included.
Compare quotations covering the same rooms, cabinet lengths, materials and service works. A package name alone does not establish that two proposals include the same renovation.
The standard-spec reference is S$45,000–70,000 for a BTO and S$60,000–85,000 for a resale flat.
(Image source: Quad.r. Design)
More space can mean more flooring, paint, lighting and carpentry, but the floor plan and chosen scope matter more than the label alone.
Do not assume a 5-room flat automatically has another bedroom to renovate. Compare the actual rooms and measured areas on your floor plan. A larger living or dining area may be where the additional work sits.
To keep your budget focused:
Measure the areas receiving new flooring and confirm whether preparation and skirting are included.
Decide where full-height storage is necessary and where freestanding pieces would work.
Price optional living-area features individually so you can remove them without redesigning the entire home.
Keeping some usable finishes in a 5-room resale flat may be sensible.
Equally, a smaller flat requiring substantial replacement can cost more than a larger home needing only selected upgrades.
A resale project may need removal and disposal of existing finishes, repairs and replacement of services before the new design can be installed.
These works can take a meaningful share of the budget without producing an obvious “before and after” feature.
Ask the firm to distinguish necessary replacement from optional design changes. Retaining a serviceable layout may reduce work, while moving fittings or changing walls can add several connected tasks.
For newly completed flats, HDB states that supplied toilet floor and wall finishes must not be replaced during the first three years from the block’s completion date.
Check the applicable guidelines before planning bathroom hacking or layout changes. Your key-collection date is not the reference date for that restriction.
Read HDB’s Important Information on Renovations.
A whole-flat estimate gives you a starting point. Breaking it down by area helps you decide where to spend, what to retain and which upgrades can wait.
Refreshing a bathroom while keeping usable tiles and plumbing is a different project from removing the existing finishes and rebuilding it. The same applies to kitchens, carpentry and electrical work.
The following component figures are retained from Renodots’ existing 2026 resale renovation guide for planning discussions in 2027. They come from a different reference than the opening whole-flat table and are not a line-by-line breakdown of those totals.
Actual quotations depend on measurements, condition, specifications and inclusions.
These categories overlap. Kitchen and bathroom quotations may already include carpentry, electrical work, plumbing or hacking. Do not add every table together to calculate your total renovation budget.
Before deciding how much to spend, establish whether your bathroom needs a cosmetic update, selected replacements or more extensive work.
(Image source: SHE Interior)
| Renovation scope | Indicative cost per bathroom | Examples of work to discuss |
|---|---|---|
| Basic refresh | S$3,000–6,000 | Selected fittings, accessories, vanity or shower-screen replacement while retaining suitable existing finishes |
| Mid-range upgrade | S$6,000–10,000 | More substantial fitting and storage upgrades, with selected finish or plumbing work where appropriate |
| Full reconstruction | S$10,000–15,000+ | Removal and replacement of existing finishes, necessary waterproofing, tiling, plumbing and new fittings |
Estimates are for one bathroom. Scope examples are not guaranteed package inclusions.
A basic refresh may suit a bathroom whose existing finishes and services remain serviceable. However, replacing visible fittings will not resolve an underlying leak or damaged waterproofing.
Before choosing a tier, ask:
What can be retained after assessment?
Are hacking, disposal and surface preparation included?
What waterproofing work and testing are required?
Are sanitary fittings, vanity, shower screen and installation included?
If you are renovating two bathrooms, request a separate subtotal for each. They may require different work, so their costs need not be identical.
Kitchen costs depend on the amount of cabinetry, countertop specifications, existing condition and whether the layout changes.
(Image source: Carpenter Direct)
| Renovation scope | Existing indicative cost range | Examples of work to discuss |
|---|---|---|
| Basic kitchen refresh | S$5,000–10,000 | Selected cabinet, countertop or fitting upgrades while retaining suitable parts of the existing kitchen |
| Mid-range kitchen renovation | S$10,000–20,000 | Broader cabinetry and countertop replacement, with necessary connections and selected finish upgrades |
| Extensive kitchen renovation | S$20,000–40,000+ | Substantial removal and rebuilding, more customised cabinetry and potentially approved layout or service changes |
Confirm the cabinetry quantities, materials and associated work. These descriptions do not establish fixed package inclusions.
Keeping the sink and appliances in their existing positions may reduce the work involved, provided the layout and services remain suitable.
Moving them can affect plumbing, electrical connections, cabinetry and surrounding finishes.
Before comparing kitchen quotations, check:
Base and wall cabinet lengths
Cabinet height, depth and internal layout
Countertop material, dimensions and cut-outs
Drawers, hinges and specialised storage accessories
Backsplash and flooring work
Removal and disposal of the existing kitchen
Appliance supply, connections and installation
A quotation for new kitchen cabinets is not necessarily a quotation for a complete kitchen renovation.
Carpentry can extend well beyond the kitchen. Wardrobes, shoe cabinets, TV consoles, study units and display storage all contribute to the overall amount.
(Image source: D'phenomenal)
The existing guide provides these broad resale-flat references:
| Flat type | Existing indicative carpentry budget |
|---|---|
| 3-room resale | S$10,000–25,000 |
| 4-room resale | S$15,000–35,000 |
| 5-room resale | S$20,000–50,000 |
These are broad references, not a defined quantity of cabinetry for each flat type.
A larger flat does not automatically need more built-ins. Your storage requirements and the number of areas receiving custom cabinetry matter.
Ask for the quotation to identify each unit separately, including its dimensions, materials, hardware and internal fittings.
If the proposal exceeds your budget, prioritise storage that solves a daily problem. Optional display cabinets and decorative built-ins can be considered separately.
Check for overlap: kitchen cabinetry may already be included in the kitchen subtotal. It should not be counted again when calculating your overall carpentry spending.
Flooring is easier to compare when you know both the material rate and the actual area being covered.
(Image source: Black & Butter)
| Flooring option | Existing indicative cost per square foot |
|---|---|
| Vinyl flooring | S$4–8 |
| Ceramic tiles | S$8–15 |
| Homogeneous tiles | S$10–18 |
| Porcelain tiles | S$12–20 |
| Large-format tiles | S$15–30+ |
| Engineered wood | S$10–20 |
| Solid timber flooring | S$18–40+ |
| Marble flooring | S$25–60+ |
Confirm whether the quotation includes supply, installation, preparation and associated work.
Do not multiply the rate by your flat’s total floor area without checking the coverage. You may be retaining flooring in some rooms or using different finishes in different areas.
Ask the firm to show:
The measured area receiving each material
Whether existing flooring is retained, overlaid or removed
Necessary levelling or surface preparation
Skirting and transitions between finishes
Removal and disposal charges
Any affected wet-area work
An attractive material rate can still produce a higher final bill if substantial preparation or removal work is required.
Electrical costs depend on both the condition of the existing installation and the changes you want to make.
| Electrical scope | Existing indicative cost range | Examples of work to discuss |
|---|---|---|
| Basic electrical works | S$2,000–4,000 | Selected points and installation changes while retaining suitable existing wiring |
| Moderate upgrades | S$4,000–8,000 | A broader point schedule, lighting changes and additional provisions |
| Extensive rewiring | S$8,000–15,000+ | Substantial wiring replacement and associated installation work, based on assessment |
Confirm the number of points, replacement scope and inclusions. Flat size and installation requirements affect the quotation.
Prepare a point schedule before comparing proposals. Include power points, lighting positions and any data or smart-control requirements.
Also check whether light fittings, switches, fans and their installation are included or supplied separately.
Necessary replacement should be determined through assessment. Avoid cutting required electrical work simply to preserve the budget for decorative features.
The existing guide gives these resale-flat painting references:
| Flat type | Existing indicative painting cost |
|---|---|
| 3-room resale | S$1,000–2,000 |
| 4-room resale | S$1,500–3,000 |
| 5-room resale | S$2,000–4,000 |
The actual quotation should identify the areas covered, paint specification and preparation work.
Check whether it includes ceilings, sealer where needed, filling and preparation, and any special finishes.
If stains or damaged surfaces are present, ask what treatment is required before painting. A fresh coat alone may not address the underlying cause.
Hacking costs increase with the amount removed and the work needed afterwards.
| Hacking scope | Existing indicative cost range | Examples of work to discuss |
|---|---|---|
| Minor hacking | S$1,000–5,000 | Limited removal in selected areas |
| Moderate hacking | S$5,000–10,000 | Removal across several areas or a more substantial selected-room renovation |
| Extensive hacking | S$10,000–20,000+ | Widespread removal of existing finishes and built-ins |
These are broad scope labels, not fixed quantities. Only permitted works should be included.
Ask the firm to list the items and areas being removed, rather than giving only a single demolition total.
Confirm whether disposal, protection and making good are included. Rebuilding the affected areas may be charged elsewhere in the quotation.
Start with the areas you actually intend to renovate. For each one, record what stays, what changes and which associated works are required.
Then ask the firm to reconcile the room subtotals and trade items into one contract total.
For example, a bathroom quotation may already include hacking, plumbing and tiling. A kitchen quotation may already include cabinetry and electrical connections.
Use these tables to understand and compare the work. Adding every upper-end figure together will not produce a reliable whole-flat budget.
Usually, it covers only the items listed in the contract.
Your total move-in plan may also need furniture, appliances, curtains, delivery, installation, moving costs and temporary accommodation, depending on your circumstances.
A useful way to organise your budget is:
| Budget category | What it covers | Illustrative amount |
|---|---|---|
| Renovation contract | Work and items included in the signed contract | S$50,000 |
| Separate purchases and expenses | Items outside the contract, such as furniture and appliances | S$15,000 |
| Uncommitted reserve | Money set aside for agreed changes or unexpected work | S$5,000 |
| Total amount set aside | Contract, separate purchases and reserve combined | S$70,000 |
Keep your reserve uncommitted rather than treating it as another decorating allowance.
Set the amount after reviewing the condition of the flat, the scope still uncertain and the firm’s rates for additional work. If an item is already included in the contract, remove it from your separate-purchases list.
Tell the firm which budget you mean. “S$60,000 for renovation works” and “S$60,000 for everything before move-in” are very different briefs.
For the wider cost and timing picture, read Renovation Costs and Duration Breakdown.
Ask the firm to price alternatives in order of priority.
Protect necessary repairs and properly specified work, then reconsider features that have less effect on daily life.
| Protect or retain | Reconsider | Defer where practical |
|---|---|---|
| Necessary service repairs and suitable wet-area works | Moving fittings or changing a serviceable layout | Decorative accessories and styling purchases |
| A functional kitchen and useful storage | Extra display cabinets, feature walls and elaborate ceilings | Optional carpentry in rooms whose use is undecided |
| Safe, suitable finishes and required installation work | Premium finishes where a simpler option meets your needs | Furniture you do not need for initial move-in |
Deferring built-in work can involve another installation visit, disruption and different future pricing. Ask about those consequences before deciding.
Overlaying existing tiles also needs a suitability check. It is not the right solution for every floor or bathroom.
Ask for revised proposals that show the savings from each change. This gives you a clearer decision than requesting a lower total without specifying what can be adjusted.
Send each firm the same information.
You will get a more useful comparison if everyone prices the same requirements instead of interpreting a few inspiration photos differently.
Save this checklist before speaking with renovation firms.
Before signing, check how payments are scheduled, what warranties cover and how changes are approved.
Ask for additional work to be described and priced in writing before it begins.
The 2026 standard-spec reference used here is S$28,000–42,000 for BTO and S$38,000–55,000 for resale. For a 2027 project, use those figures only as a starting point and request a current quotation.
The reference is S$40,000–55,000 for BTO and S$55,000–75,000 for resale. Retained finishes, service condition and carpentry scope can change your actual cost.
The reference is S$45,000–70,000 for BTO and S$60,000–85,000 for resale. The measured areas and work you choose are more useful than the room label alone.
The existing Renodots guide gives indicative ranges of S$3,000–6,000 for a basic refresh, S$6,000–10,000 for a mid-range upgrade and S$10,000–15,000+ for full reconstruction. These figures are per bathroom. Confirm the actual scope and inclusions with your renovation firm.
A smaller scope may cost less. Ask for a quotation covering the specific rooms and works you need, and check what has been excluded rather than comparing it with a whole-home proposal.
No. Assess what remains serviceable before deciding. Necessary repairs and replacements should be identified separately from cosmetic changes.
Only if the quotation says so. Confirm GST treatment and the supply and installation of each appliance or fitting. Keep excluded purchases in a separate budget.
No. A smaller flat needing substantial replacement can cost more than a larger one where existing finishes and services are retained.
This guide does not assume an increase. Confirm prices and quotation validity with the firm when you are ready to proceed. The reference figures are dated 2026.
Match the rooms, quantities, specifications, service works, GST treatment and exclusions. Ask about differences before deciding which proposal offers better value.
Check the existing condition, how much is removed and replaced, materials, carpentry, design complexity, electrical and plumbing work, and the services included. Their effect depends on your actual scope; no single factor dominates every project.
No. A simple appearance can still involve bespoke carpentry, concealed services and intricate detailing. Compare the work and specifications needed to build the design rather than its style label.
Only after checking that the scopes do not overlap. Kitchen and bathroom figures may already include carpentry, hacking, plumbing and electrical work. Ask the firm to reconcile all items into one contract total without counting the same work twice.
The most useful renovation budget is one built around your home’s condition and your everyday needs.
Start with the reference for your flat size, define what stays and what changes, then check that the proposal leaves room for your separate purchases and reserve.
Ready to compare proposals? Request renovation quotes through Renodots.
Share your floor plan, scope and budget so the firms can respond to a clear brief. Compare what each proposal includes before choosing the one that suits your home.
