Renovation Cost Guide · Singapore
Renovation Cost in Singapore: The Full Picture.
What a renovation really costs, beyond the designer's quotation.
Design fees, building works, the electrician and aircon installer paid directly, and everything you buy for the home. Explained with real figures from our own BTO, resale HDB and condo projects, so your budget has no blind spots.
How much does a renovation cost in Singapore?
For a full design and renovation with Luna Studio, indicative renovation costs run from $30k–$60k for a new BTO and $20k–$50k for a new condo, to $40k–$100k for a resale HDB and $60k–$150k+ for a resale condo. Six of our finished homes came to a final cost of S$39,000 to S$51,000, about $48 to $55 per sqft. Budget separately for electrical works and air-conditioning, which are paid directly to their licensed contractors, and for the appliances, fittings and furniture you buy.
What goes into a renovation budget?
Most homeowners budget for the quotation and stop there. A renovation budget has five parts, and they are paid to different people at different times.
| Part | What it covers | Paid to | In Luna Studio's quotation? |
|---|---|---|---|
| 1Design fee | Layout, drawings, 3D, materials, project management and site supervision | Luna Studio | Yes, one line |
| 2Renovation works | Hacking, masonry and tiling, carpentry, plumbing, painting, ceilings, glass, worktops, doors | Luna Studio | Yes, itemised |
| 3Specialist trades | Electrical works, air-conditioning, gas works | The licensed contractor, directly. Luna Studio coordinates them | Quoted separately |
| 4What you buy | Appliances, sanitary ware, lights and fans, curtains, locks, furniture, decor, movers | The shops and services you choose | No |
| 5Changes during works | Anything you add or change once work begins | Luna Studio, as a priced variation order | Priced before it is built |
What does the designer's quotation cover?
In our full service, the design fee and the renovation works sit in one itemised quotation, under one contract with Luna Studio. Every line has a quantity, a specification and a price, so you can see exactly where the money goes.
Design fee and indicative renovation cost
| Property type | Design fee | Indicative renovation cost |
|---|---|---|
| New BTO | $2.00 / sqft | $30k – $60k |
| New condo | $2.50 / sqft | $20k – $50k |
| Resale HDB | $3.00 / sqft | $40k – $100k |
| Resale condo | $4.50 / sqft | $60k – $150k+ |
Final project cost of six finished homes
| Home | Size | Final cost | Per sqft |
|---|---|---|---|
| 4-Room BTO, Alkaff Crescent | 780 sqft | S$39,000 | about $50 |
| Condo, Pasir Ris | 723 sqft | S$39,000 | about $54 |
| 5-Room BTO, Rivervale Shores | 873 sqft | S$42,000 | about $48 |
| 4-Room BTO, Tampines | 860 sqft | S$42,000 | about $49 |
| 5-Room BTO, Yishun | 960 sqft | S$46,000 | about $48 |
| 5-Room BTO, Mount Vernon | 929 sqft | S$51,000 | about $55 |
What the design fee covers
- Space planning and technical drawings: the proposed layout and drawings for the full scope of works.
- Detailed construction drawings: elevation drawings for all custom carpentry.
- 3D visualisations of the key spaces, with revisions.
- Material and design consultation: concept, material selection and colour scheme.
- Project management and site supervision: coordinating every trade, including the electrician and aircon installer who are paid directly, with a private progress video every week.
What moves the renovation cost?
- Property condition: older resale flats may need more hacking, preparation and rewiring.
- Carpentry volume: built-in storage is often one of the largest parts of the quotation.
- Electrical and plumbing: rewiring and moving wet areas change the scope significantly.
- Materials: natural stone, special finishes and premium hardware raise the cost of the items they replace.
See how a full renovation is planned, priced and run.
All four phases, a real 12-week site schedule, a design fee calculator for your floor area, and what homeowners say about working with Guo Lun.
Why are electrical works and aircon quoted separately?
The electrician and the aircon installer are long-standing contractors we work with. They quote and are paid directly, while Luna Studio draws their plans and coordinates them on site, so their work fits the carpentry and ceilings around it.
Why only a Licensed Electrical Worker can price electrical works
In Singapore, electrical installation work in your home must be carried out by a Licensed Electrical Worker (LEW), licensed by the Energy Market Authority. A designer can list the points you want. Only the LEW can price them properly, because only the LEW is qualified to judge:
- whether your distribution board can take the new load;
- how many circuits the hob, oven, heater and aircon need;
- the condition of existing wiring, especially in older resale flats;
- and the safety of the finished installation, which the LEW is responsible for.
A designer's guess at electrical prices is a future variation order. That is why our electrical layout drawings mark every point as existing, new, shifted or converted: the LEW quotes exactly what is drawn, and only work that is actually done is charged.
Air-conditioning
Quoted by the aircon installer and paid to them directly. The number and position of fan coils, the condenser and every pipe route are planned on our aircon and false ceiling drawings, so pipes are run before the ceiling boards close.
To compare aircon quotes: ask each installer to price the same system, the same number of fan coils and the same pipe lengths, including trunking and the removal of any old units.
Gas works and utilities
- Gas works: extending or terminating the gas pipe for a new hob position is done by a licensed gas contractor.
- Water heater: the heater itself is bought by you; its piping is part of the plumbing works where your quotation lists it.
- Internet and data: the router and any mesh system are yours to buy; data points are planned on the electrical drawings.
- SP testing, where required, is arranged by the LEW.
Using your own electrician or contractor?
Our Technical Drawings service gives every trade its own detail layout drawing, including the electrical and aircon plans an LEW and installer can quote from exactly. From $100 per drawing.
What is not in a renovation quotation?
These are bought by you, from any shop you prefer, and Guo Lun recommends where to look. The cost matters, but so does the timing: many of them must be chosen long before they are delivered, because the drawings are built around them.
| What to budget for | Includes | Decide by | Why the timing matters |
|---|---|---|---|
| Kitchen appliances and kitchenware | Hob, hood, oven, fridge, washer and dryer, dishwasher, sink and tap, cookware | During design | Cabinets are drawn around each appliance's exact size and power point |
| Sanitary ware and bathroom accessories | Toilet bowls, basins, taps, shower sets, water heater, mirrors, towel racks | During design | Plumbing points and vanity sizes depend on them; they are fitted near the end of works |
| Lights and fans | Downlights, pendants, track lights, LED strips, ceiling fans | Buy after the electrical plan is confirmed | The confirmed plan fixes how many lights there are and where; buy fittings to match it, and fans to suit the ceiling support |
| Air-conditioning units | Fan coils, condenser, installation | Before the ceiling plan | Pipes are run through the ceiling before the boards close |
| Windows, doors and safety | Window grilles or invisible grilles, window replacement, main door and gate, digital lock, mosquito screens, laundry drying rack, water filter | During design | Some need power, reinforcement or a set position; most are installed towards the end |
| Curtains and blinds | Curtains, blinds, tracks | During works | Measured once carpentry and windows are in, so they fit what was actually built |
| Furniture and decoration | Sofa, dining set, beds and mattresses, loose storage boxes, decor, plants | During design | The layout is planned around real furniture sizes; delivery comes after handover |
| Moving | Movers to bring your belongings and deliveries in | Once handover is fixed | Book after the handover date is confirmed, and after cleaning |
How to get a real price yourself
Shop prices change week to week, so we don't print figures. The real prices come from your own shopping, and there is a natural time for it: the design phase. While layouts, drawings and materials are being developed, which takes about 3 to 6 months, you window-shop and browse online, and the shortlist becomes your budget. You can also browse before engaging an ID, to get a rough figure early.
- New homes: engage the ID first, then buy. The designer plans the cabinets and points around what you choose.
- Second-time owners: case by case. Many bring items from their current home; list them early so the layout and drawings are planned around their sizes.
- Fix the exact model number first. Compare the same model, not similar ones.
- Check two or three stores, such as Harvey Norman, Courts and Audio House, online and in person. Ask staff for their best price.
- Ask for the all-in price: delivery, installation, disposal of the old unit and any extended warranty.
- Ask about bundles when buying several appliances at once.
- Get it in writing, a quote or receipt with the model number and the price.
- Check the energy and water efficiency ticks. Running costs last longer than the discount.
Send us the spec sheet before you buy
Once you have chosen a model, send its spec sheet. The carpentry elevations, plumbing points and power points are drawn to it, so the oven fits its housing and the fridge has its clearance.
- Agree the delivery date with your site schedule. Items delivered too early have to be stored and protected.
- Keep receipts and warranty cards together; you receive the final drawings and our supplier details at handover.
Why does the final cost differ from the contract?
Variation orders are normal. They record what a household decided to add or change once work began. In an itemised contract, each change is documented, priced and presented for your approval before the additional work proceeds.
Two real projects, contract to Documented Value
4-Room HDB · Tampines
- Initial Contract
- S$35,000
- Variation Order 01
- +S$12,000
- Variation Order 02
- +S$6,500
- Documented Value
- S$53,500
5-Room HDB · Bukit Batok · 1,275 sqft
- Initial Contract
- S$84,000
- Variation Order 01
- +S$4,000
- Variation Order 02
- +S$5,000
- Documented Value
- S$93,000
Six progressive payments
- 10%On confirming the quotation
- 40%Before site works begin
- 20%Wet works completed
- 15%Carpentry measured on site
- 10%Carpentry delivered to site
- 5%At handover
Every payment goes to Luna Studio's company account by bank transfer, PayNow or cheque. No cash. The electrician and aircon installer are paid on their own terms.
How can I keep surprises off my renovation bill?
Most unplanned costs come from three places: a quotation that leaves things undefined, a layout changed after work starts, and trades that guess. Each of our smaller services closes one of them. Fees paid are credited in full if you continue with the full service.
Renovation Quotation Review
Closes: the grey areas in a quotation you already hold.
Your quote is checked line by line against its layout, every undefined item is listed, and the same scope is re-quoted so you can compare. Two meetings; you don't need to switch ID.
Get Your Quote Reviewed Free →Space Planning & Floor Plan Review
Closes: layout changes made after work has started.
BTO $150, resale HDB $200, condo $250. One developed layout, one round of changes and a final scaled plan, before anything is priced or hacked.
See How a Floor Plan Review Works →Technical Drawings
Closes: trades guessing, and pricing different things.
$100 per detail layout drawing, $150 per elevation drawing. Each trade, including the LEW, quotes and builds from the same sheets.
Estimate Your Drawing Fee →Nothing wasted: the floor plan review fee and any drawing fees you have paid are credited in full when you continue with Full Interior Design & Renovation. The floor plan review credit has no time limit.
Have you budgeted for everything?
Tick each item once it has a figure in your budget.
of 19 items have a figure
Renovation cost: common questions
How much does a renovation cost in Singapore?
With Luna Studio, indicative renovation costs are $30k–$60k for a new BTO, $20k–$50k for a new condo, $40k–$100k for a resale HDB and $60k–$150k+ for a resale condo. Six of our finished homes came to a final cost of S$39,000 to S$51,000, about $48 to $55 per sqft. Electrical works, air-conditioning and what you buy are budgeted separately.
What is not included in a renovation quotation?
Electrical works and air-conditioning, which are quoted by their licensed contractors, plus sanitary ware, kitchenware, appliances, lights and fans, curtains, locks, furniture, decor and movers, unless your quotation lists them. Authority admin fees and deposits (HDB, Town Council or MCST) are paid by the homeowner.
Why can't my interior designer quote electrical works?
Electrical installation work in Singapore homes must be carried out by a Licensed Electrical Worker. Only the LEW can judge your distribution board, circuit loads and existing wiring, and the LEW is responsible for the installation's safety. We draw every point as existing, new, shifted or converted, so the LEW quotes exactly what is drawn.
Is air-conditioning included in the renovation quotation?
No. The aircon installer quotes separately and is paid directly. Luna Studio plans the fan coils and pipe routes on the drawings and coordinates the installer, so pipes are run before the false ceiling closes.
How do I find the real price of appliances?
Fix the exact model number, then compare it at two or three stores such as Harvey Norman, Courts and Audio House. Ask for the all-in price with delivery, installation and disposal, ask about bundles, and get the quote in writing. Prices change often, so check close to when you buy.
When should I choose my appliances and sanitary ware?
During design, before the drawings are finished. Cabinets, plumbing points and power points are drawn around the exact models you choose, so send us the spec sheets first. Items are delivered and fitted near the end of works.
How much is Luna Studio's design fee?
$2.00 per sqft for a new BTO, $2.50 for a new condo, $3.00 for a resale HDB and $4.50 for a resale condo. It is one line in your itemised quotation, paid within the six progressive payments.
How are payments made?
Progressively, in six milestones tied to work on site: 10% on confirmation, 40% before site works start, 20% when wet works are complete, 15% when carpentry is measured, 10% when carpentry is delivered and 5% at handover. Payments go to Luna Studio's company account by bank transfer, PayNow or cheque. No cash.
Why is the final cost often higher than the contract?
Usually because the household added or changed things once work began. Each change is a variation order, priced and presented for your approval before it is built. A 4-room HDB in Tampines went from a S$35,000 Initial Contract to a S$53,500 Documented Value through two variation orders.
Are fees I've paid for a floor plan review or drawings credited?
Yes. If you continue with Full Interior Design & Renovation, the floor plan review fee and any drawing fees you have paid are credited in full. The floor plan review credit has no time limit.
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