HDB Renovation Cost Breakdown by Room Type Singapore 2026
Renovating a 4-room HDB flat in 2026 typically costs $35,000–$70,000, with kitchens running $8,000–$25,000, bathrooms $6,000–$18,000 each, bedrooms $3,000–$12,000 per room, and living/dining areas $8,000–$20,000. These figures reflect direct contractor pricing without interior design markups and include hacking, carpentry, flooring, electrical, plumbing, and painting. Your final bill depends on finishes quality, carpentry extent, and whether you're doing basic refresh or full renovation with layout changes.
Kitchen Renovation Cost Breakdown
The kitchen commands the largest single-room budget in most HDB renovations because it involves every trade: hacking, plumbing, electrical, tiling, and extensive carpentry. A basic 3-room HDB kitchen renovation starts around $8,000, while a premium 5-room setup with quartz countertops and full-height cabinets can hit $25,000.
What Goes Into Kitchen Costs
Hacking out old kitchen cabinets, floor tiles, and wall tiles runs $800–$1,500 depending on disposal volume and whether you're removing a parapet wall (requires HDB approval). Plumbing reconfiguration for new sink and tap positions adds $600–$1,200. Electrical work for hob isolator, hood outlet, water heater, and under-cabinet lighting costs $500–$1,000. Floor and wall tiling (typically 60×60 cm homogeneous tiles for floors, 30×60 cm for walls) runs $1,500–$3,000 for materials and labour combined.
Carpentry dominates kitchen budgets. Standard melamine-faced chipboard base and wall cabinets with laminate countertops cost $3,500–$6,000 for a typical 4-room kitchen (roughly 3 metres of cabinetry). Upgrade to moisture-resistant plywood carcasses with soft-close hinges and you're looking at $5,000–$8,000. Premium kitchens with quartz or sintered stone countertops, full-height cabinets to ceiling, and built-in appliance housings reach $10,000–$15,000 for carpentry alone.
Kitchen Cost Summary Table
| Item | Basic Range (SGD) | Premium Range (SGD) |
|---|---|---|
| Hacking & disposal | 800–1,200 | 1,200–1,500 |
| Plumbing works | 600–900 | 900–1,200 |
| Electrical works | 500–700 | 700–1,000 |
| Floor & wall tiling | 1,500–2,000 | 2,500–3,500 |
| Carpentry & countertop | 3,500–6,000 | 10,000–15,000 |
| Painting & finishing | 400–600 | 600–800 |
| Total Kitchen | 8,000–12,000 | 16,000–25,000 |
Bathroom Renovation Costs
Most HDB flats have two bathrooms, and renovating both is non-negotiable for BTOs and older resale units. A single bathroom costs $6,000–$18,000 depending on size and fittings quality. Common bathrooms (smaller, typically 1.5×2 metres) sit at the lower end; master bathrooms with shower screens and premium sanitaryware cost more.
Bathroom Work Scope and Pricing
Hacking out old floor and wall tiles, removing old sanitary fittings, and waterproofing membrane application costs $1,200–$2,000 per bathroom. This includes disposing of debris (bathroom tiles are heavy) and applying two coats of waterproofing with 48-hour flood test—mandatory to prevent leaks to floors below, which HDB takes seriously.
Tiling for floors and full-height walls (recommended in Singapore's humidity) runs $1,800–$3,500 depending on tile choice. Homogeneous tiles cost $25–$40 per square metre installed; porcelain and textured anti-slip tiles run $40–$70 per square metre. False ceiling with access panel for concealed piping adds $600–$1,000.
Sanitaryware packages vary wildly. A basic set (wall-hung WC, countertop basin, mixer tap, shower set) from local brands costs $800–$1,500. Mid-range European brands (Grohe, Hansgrohe taps with Geberit concealed cistern) run $2,000–$3,500. Premium setups with rain showers, thermostatic mixers, and wall-mounted basin taps reach $4,000–$6,000.
Bathroom Renovation Comparison
| Component | Common Bathroom (SGD) | Master Bathroom (SGD) |
|---|---|---|
| Hacking & waterproofing | 1,200–1,500 | 1,500–2,000 |
| Plumbing reconfiguration | 600–900 | 800–1,200 |
| Floor & wall tiling | 1,800–2,500 | 2,500–3,500 |
| False ceiling | 600–800 | 800–1,000 |
| Sanitaryware & fittings | 800–2,000 | 2,000–5,000 |
| Shower screen (master only) | — | 800–1,500 |
| Electrical & lighting | 300–500 | 400–600 |
| Total per Bathroom | 6,000–9,000 | 9,000–15,000 |
Bedroom Renovation Costs
Bedrooms are the most budget-flexible rooms because you can go minimalist (paint and flooring only) or full custom carpentry. A basic bedroom refresh costs $3,000–$5,000; a fully fitted master bedroom with wardrobe, platform bed, study desk, and TV console runs $8,000–$12,000.
Bedroom Cost Drivers
Flooring is your foundation cost. Vinyl plank flooring (most popular for HDB bedrooms due to noise regulations) costs $4–$8 per square foot installed, so a 12 sqm bedroom runs $500–$1,000. Engineered wood or laminate flooring costs $6–$12 per square foot, bringing the same bedroom to $800–$1,500. Solid timber is rare in HDB bedrooms due to humidity and underfloor concerns.
Painting costs $1.80–$3.00 per square foot of wall area including ceiling. A typical bedroom (walls and ceiling totalling 60 sqm) costs $650–$1,000 for two coats of Nippon or Dulux paint. Feature walls in accent colours or textured paint add $200–$400.
Carpentry varies enormously. A simple 2.4-metre wardrobe in melamine-faced board costs $1,800–$3,000. Add a platform bed base with hydraulic storage and you're at $3,500–$5,000. A full master bedroom package—wardrobe, platform bed, side tables, dressing table, and study desk—runs $6,000–$10,000 in standard finishes, $10,000–$15,000 in premium laminates or veneer.
Bedroom Budget Tiers
- Basic refresh ($3,000–$5,000): Vinyl flooring, two-coat paint, single wardrobe, new curtains and lighting. Suitable for spare bedrooms or rental units.
- Standard renovation ($5,000–$8,000): Laminate flooring, feature wall, built-in wardrobe with drawers, platform bed base, false ceiling with downlights.
- Premium master bedroom ($8,000–$12,000): Engineered wood flooring, full carpentry package, motorised curtains, smart lighting, built-in dressing area or walk-in wardrobe.
Living and Dining Area Renovation Costs
The living and dining area is your largest single space and sets the tone for the entire flat. Budget $8,000–$20,000 depending on carpentry extent. Open-plan layouts are popular but require careful planning around existing HDB column positions and bomb shelter placement.
Living Room Cost Components
Flooring for a typical 4-room living/dining area (25–30 sqm) costs $1,200–$2,500 in vinyl, $2,000–$4,000 in laminate or engineered wood. Floor tiles (homogeneous or porcelain) run similar to laminate but feel colder and are noisier—less popular now except in ground-floor units prone to moisture.
TV console and feature wall carpentry ranges from $2,500 for a simple wall-mounted console to $8,000 for a full-height feature wall with hidden storage, display niches, and integrated lighting. Shoe cabinets near the entrance cost $1,200–$2,500 depending on length and height. A dining sideboard or display cabinet adds $1,500–$3,500.
False ceiling work creates visual interest and conceals wiring for downlights. A simple perimeter L-box ceiling costs $1,500–$2,500 for a 4-room flat; full-area cove ceilings with LED strips run $3,000–$5,000. Lighting packages (downlights, track lights, pendant lights) add $800–$2,000.
Common Living Area Configurations
| Package Type | What's Included | Cost Range (SGD) |
|---|---|---|
| Minimalist | Vinyl flooring, paint, basic TV console, curtains | 8,000–12,000 |
| Standard | Laminate flooring, feature wall with TV console, shoe cabinet, L-box ceiling, downlights | 12,000–16,000 |
| Premium | Engineered wood flooring, full-height feature wall, display cabinets, dining sideboard, full ceiling, designer lighting | 16,000–20,000 |
Additional Rooms and Considerations
Bomb Shelter and Storeroom
Newer HDB flats include a bomb shelter that many homeowners convert to a study, storeroom, or utility area. Basic conversion (shelving, vinyl flooring, paint) costs $1,500–$2,500. Full conversion with carpentry workspace, air-conditioning (requires louvers installation), and electrical points runs $3,500–$6,000. Remember that HDB requires the bomb shelter door to remain functional and the space to be reconvertible within 48 hours during national emergencies.
Service Yard and Balcony
Service yards are often overlooked but benefit from proper tiling and storage. Hacking old tiles and retiling costs $800–$1,200. A wall-mounted drying rack and overhead storage cabinet add $600–$1,200. For units with balconies, waterproofing and tile installation costs $1,200–$2,000, and built-in planter boxes or storage benches add $800–$1,500.
Whole-Flat Coordination Costs
Beyond individual rooms, budget for whole-flat items: main door replacement ($800–$2,500), gate ($600–$1,500 for mild steel, $1,200–$2,800 for stainless steel), window grilles ($80–$150 per window), and electrical DB board upgrade if needed ($500–$1,200). Permit applications for HDB-approved contractors like Larry Contractors typically cost $200–$400 and are handled as part of project management.
How to Control Your Renovation Budget by Room
Prioritise High-Impact Rooms
If working with a tight budget, focus spending on kitchen and master bathroom—these deliver the best return on investment and daily quality-of-life improvement. You can defer bedroom carpentry or living room built-ins and add them in phases. A phased approach works well for resale HDB flats where you're moving in immediately but want to spread costs over 6–12 months.
Standard vs Custom Carpentry
Custom carpentry built at our Kaki Bukit factory costs 15–25% less than designer-specified boutique joinery while offering better quality control. Standard cabinet depths (350mm for wall cabinets, 600mm for base cabinets) and heights (2.4m wardrobes) use materials efficiently and reduce wastage. Custom sizing adds 10–20% to carpentry costs due to offcuts and additional labour.
Material Selection Strategy
Choose mid-range materials for high-wear areas (kitchen and bathroom) and budget options for low-traffic rooms (spare bedrooms). For example, quartz countertops in the kitchen provide durability worth the $1,200–$2,000 investment, but spare bedrooms can use vinyl flooring at $5 per square foot instead of engineered wood at $10 per square foot. This strategic allocation keeps total costs reasonable without compromising where it matters.
Bulk Sourcing and Coordination
Direct contractors like us source tiles, flooring, and sanitaryware at trade prices 20–35% below retail because we buy in bulk and maintain relationships with suppliers. Interior design firms typically add 30–50% markup on materials, which on a $50,000 renovation means $10,000–$15,000 extra you're paying for the same products. This is why working directly with a licensed contractor makes financial sense for most HDB renovations.
Frequently Asked Questions
What's the cheapest room to renovate in an HDB flat?
Bedrooms are the most budget-friendly, starting at $3,000 for basic vinyl flooring, paint, and a single wardrobe. You can defer carpentry entirely and just do cosmetic refresh (paint and flooring) for $1,500–$2,000 per room. Service yards and balconies also cost less, typically $800–$2,000 for tiling and basic storage solutions.
Should I renovate all rooms at once or in phases?
Renovate at least the wet areas (kitchen and both bathrooms) together because hacking, plumbing, and tiling are messy and disruptive—doing them twice costs 30–40% more in mobilisation and cleaning. Bedrooms and living areas can be phased later if budget is tight. For BTO flats, most homeowners complete everything before moving in. For resale flats, 60% do full renovation upfront, 40% phase over 6–12 months.
How much does hacking and disposal add to each room's cost?
Hacking and disposal typically adds $800–$1,500 per room depending on volume. Kitchens cost more ($1,000–$1,500) due to heavy cabinets and tile debris. Bathrooms run $1,200–$1,500 because of waterproofing membrane removal and full-height tile hacking. Bedrooms where you're only hacking floor tiles cost $600–$900. Disposal fees have increased 15–20% since 2024 due to stricter NEA regulations on construction waste.
Can I save money by buying my own materials and just hiring labour?
Rarely works out cheaper and often creates problems. You'll pay retail prices 20–35% higher than trade, arrange your own logistics and storage (difficult in HDB flats), and risk buying wrong quantities or incompatible products. More importantly, contractors won't warranty work done with client-supplied materials because we can't verify quality. Most clients who try this approach end up spending similar amounts while adding weeks of stress and coordination headaches.
Do different HDB flat types have significantly different renovation costs per room?
Room costs scale with size, not flat type. A 3-room HDB master bedroom (10–11 sqm) costs 20–25% less than a 5-room master bedroom (13–15 sqm) due to flooring area and wardrobe length. Kitchens in 3-room flats run $8,000–$15,000 versus $10,000–$20,000 in 5-room flats because of cabinet length and countertop area. Per-square-metre costs remain consistent; total cost scales with room dimensions and quantity (5-room flats have three bedrooms versus two in 3-room flats).
Get an Accurate Room-by-Room Quote for Your HDB Renovation
These room-by-room breakdowns give you realistic budget expectations, but every HDB flat has unique considerations—existing conditions, your specific requirements, and how rooms connect in your layout. At Larry Contractors, we've completed over 500 HDB renovations since 2009, and we provide detailed quotations broken down by room and trade so you know exactly where your money goes. No hidden costs, no middleman markup—just transparent pricing from a licensed HDB contractor (HB-09-5667H) with our own carpentry factory. Contact us on WhatsApp at https://wa.me/6591072601 with your floor plan and room priorities, and we'll give you a detailed breakdown within 48 hours. Let's build your renovation budget room by room, based on what actually matters to you.