Renovation Costs in 2026: What to Expect
Condo renovation costs in Singapore vary dramatically based on unit size, condition (new vs resale), and your design preferences. In 2026, expect to spend S$25,000–S$70,000 for a new condo and S$48,000–S$92,000 for a resale condo (which requires more hacking and structural work).
While post-COVID material costs have largely stabilised — tile, laminate, and quartz pricing returned to pre-pandemic levels by mid-2024 — labour costs remain 15–20% above pre-2020 levels. Foreign worker levy adjustments, stricter dormitory requirements, and a smaller pool of experienced tradespeople have kept wages elevated. This matters because labour typically accounts for 35–45% of a renovation bill.
Timing is also a factor. The 2025–2026 BTO key collection waves (including mega-projects in Tengah, Bukit Batok, and Woodlands) are putting intense demand pressure on contractors and interior design (ID) firms. When thousands of HDB owners collect keys in the same quarter, condo contractors also raise quotes — because the same sub-contractors (electricians, plumbers, carpenters) serve both segments. If your condo TOP date falls near a major BTO wave, expect longer lead times and less room to negotiate.
The good news: if you plan ahead and book your ID firm 3–4 months before key collection, you can lock in pricing and avoid the worst of the queue. This guide gives you the full cost picture so you can budget with confidence. See also our guide to choosing an interior designer and the MCST renovation rules guide for the regulatory side.
Cost Ranges by Unit Type (2026)
| Unit Type | New Condo | Resale Condo |
|---|---|---|
| 2-Bedroom | S$25,000 – S$48,000 | S$48,000 – S$71,000 |
| 3-Bedroom | S$32,000 – S$69,000 | S$60,000 – S$84,000 |
| 4-Bedroom | S$42,000 – S$73,000 | S$66,000 – S$92,000 |
| Penthouse / 5-Bed | S$55,000 – S$100,000+ | S$80,000 – S$130,000+ |
Resale units cost 50–70% more because they require hacking of existing finishes, waterproofing, and replacement of ageing electrical/plumbing systems.
New Launch vs Resale: Why the Cost Gap?
The price difference between renovating a new condo and a resale unit is not just about aesthetics — it reflects fundamentally different scopes of work. A new launch unit arrives with developer-installed finishes: floor tiles, bathroom fittings, kitchen countertop, and a functioning electrical system that meets current code. Your renovation is essentially additive — you are layering on top of a finished base.
A resale unit, especially one built before 2005, requires demolition before construction. Here is what drives the extra cost:
- Hacking existing tiles and walls: S$3,000–S$8,000 depending on extent. Every surface that needs new finishes must first be stripped to the screed or bare concrete.
- Waterproofing redo: S$1,500–S$4,000. Once you hack bathroom or kitchen tiles, the existing waterproofing membrane is destroyed and must be reapplied to BCA standards, including a 48-hour ponding test.
- Electrical rewiring: S$3,000–S$7,000. Condos built before 2000 may still have aluminium wiring, which is a fire risk and incompatible with modern loads. Even copper-wired units from the early 2000s may have insufficient circuit capacity for today’s appliances.
- Asbestos checks: Units built before the mid-1990s may contain asbestos in ceiling tiles or pipe insulation. Professional testing costs S$300–S$600, and abatement (if found) can add S$2,000–S$5,000.
- Plumbing replacement: S$2,000–S$5,000. Galvanised steel pipes corrode over 20–30 years, leading to low water pressure and discoloured water. Most resale overhauls replace all internal pipes with copper or PPR.
- Debris disposal: Hacking generates substantial rubble. Disposal fees for resale units run S$800–S$2,000 — significantly more than a new-condo renovation that produces minimal waste.
In short, a resale renovation is two projects in one: tearing down the old, then building the new. Budget accordingly.
Cost Breakdown by Category
For a typical 3-bedroom new condo renovation at ~S$50,000:
| Category | Estimated Cost | % of Budget |
|---|---|---|
| Carpentry (wardrobes, kitchen cabinets, vanity, shoe cabinet) | S$18,000 – S$30,000 | 45–55% |
| Electrical & lighting | S$3,000 – S$6,000 | 8–12% |
| Flooring & tiling | S$3,000 – S$8,000 | 8–15% |
| Painting | S$1,500 – S$3,000 | 4–6% |
| Plumbing & sanitary | S$2,000 – S$5,000 | 5–10% |
| Glass & mirrors | S$800 – S$2,500 | 2–4% |
| Feature walls & design elements | S$1,500 – S$5,000 | 3–8% |
| Aircon (if replacing/adding) | S$2,500 – S$6,000 | 5–10% |
| ID fees (if design-and-build) | Included above | — |
Budget Tiers: Basic, Mid-Range, Premium
Understanding which tier you fall into helps set expectations:
| Tier | 3-Bed New Condo | What You Get |
|---|---|---|
| Basic | S$30,000 – S$40,000 | ID-unit finishes kept, minimal carpentry, repaint, lighting upgrade, basic wardrobes |
| Mid-Range | S$45,000 – S$65,000 | Custom carpentry, overlay flooring, feature walls, full lighting redesign, upgraded bathroom fittings |
| Premium | S$70,000 – S$100,000+ | Full hacking, marble/engineered stone surfaces, designer fixtures, smart home integration, concealed aircon |
Worked Example: 3-Bed New Condo (Mid-Range, S$50,000)
Here is how a S$50,000 budget might break down room by room for a newly-TOP 3-bedroom condo. This assumes the developer finishes (flooring, bathroom tiles, kitchen countertop) are kept intact — you are adding carpentry, lighting, and personalisation on top.
| Item | Cost |
|---|---|
| Master Bedroom | |
| Built-in wardrobe (8ft, soft-close, laminate) | S$6,000 |
| Bed platform with storage drawers | S$2,500 |
| Common Bedrooms (×2) | |
| Built-in wardrobes (6ft each, laminate) | S$7,000 |
| Living & Dining | |
| TV console with concealed wiring | S$2,500 |
| Feature wall (laminate or fluted panel) | S$2,000 |
| Built-in dining bench with storage | S$1,500 |
| Kitchen | |
| Extended countertop (quartz overlay) | S$3,000 |
| Backsplash overlay (subway tile or glass) | S$1,200 |
| Bathrooms (×2) | |
| Vanity cabinet upgrade | S$2,000 |
| Shower screen (tempered glass, frameless) | S$1,500 |
| Electrical | |
| 20 new power/switch points | S$3,000 |
| LED downlights (whole unit, ~30 points) | S$2,000 |
| Painting | |
| Whole unit (3 coats, Nippon/Dulux) | S$2,000 |
| Shoe cabinet & entrance | S$1,800 |
| Subtotal | S$38,000 |
| ID firm project management fee (~15%) | S$5,700 |
| MCST deposit (refundable) | S$1,300 |
| Contingency (10%) | S$5,000 |
| Total | S$50,000 |
Notice that carpentry (wardrobes, bed platform, TV console, shoe cabinet, dining bench) accounts for roughly S$21,300 — over 40% of the budget. This is typical. If you need to cut costs, reducing carpentry scope (e.g., freestanding wardrobes instead of built-in) is the single biggest lever. Use our total acquisition cost calculator to see how renovation fits into your overall purchase budget.
Worked Example: 3-Bed Resale Condo (Full Overhaul, S$75,000)
For a 20-year-old resale condo requiring a complete strip-and-rebuild, the budget looks very different. The additional S$25,000 over the new-condo example above comes almost entirely from demolition and systems replacement:
| Item | Cost |
|---|---|
| Hacking (all floor tiles, 2 bathroom walls, kitchen backsplash) | S$5,500 |
| Debris disposal (3–4 truckloads) | S$1,800 |
| Waterproofing (2 bathrooms + kitchen, incl. ponding test) | S$3,200 |
| Full electrical rewiring (40+ points, new DB box) | S$5,500 |
| Pipe replacement (all internal water supply & waste pipes) | S$3,500 |
| New floor tiles (entire unit, ~1,000 sqft) | S$6,000 |
| New bathroom wall tiles (×2) | S$3,000 |
| All carpentry, painting, lighting (similar to new-condo scope) | S$38,000 |
| ID firm project management fee (~15%) | S$5,700 |
| Contingency (15% — higher for resale) | S$2,800 |
| Total | S$75,000 |
The hacking, waterproofing, rewiring, re-tiling, and pipe replacement alone add up to roughly S$25,000 — costs that simply do not exist for new condos. A 15% contingency (rather than 10%) is prudent for resale because hidden issues often emerge once walls and floors are opened up: corroded pipes behind walls, uneven screed requiring re-levelling, or outdated wiring that fails inspection.
Partial Renovation Costs
Not every condo needs a full renovation. Here are common partial scopes:
| Scope | Estimated Cost |
|---|---|
| Single bathroom (full overhaul) | S$4,200 – S$8,700 |
| Kitchen only (cabinets + countertop + backsplash) | S$10,800 – S$22,300 |
| Kitchen + 2 bathrooms | S$18,700 – S$31,600 |
| Master bedroom carpentry (wardrobe + bedframe) | S$5,000 – S$12,000 |
| Full repaint (3-bed) | S$1,500 – S$3,000 |
Hidden Costs to Budget For
- MCST renovation deposit: S$500 – S$5,000 (refundable after completion). See our MCST rules guide for details on the approval process.
- Temporary storage: S$200 – S$500/month if you need to store furniture during reno.
- Temporary accommodation: If renovation takes 8–12 weeks, you may need to rent elsewhere.
- Variation orders: Budget 10–15% contingency for changes and unforeseen issues (especially resale units).
- Appliances & soft furnishings: Not included in contractor quotes — aircon, fridge, washer, curtains, etc. can add S$10,000–S$25,000.
Financing Your Renovation
Unless you have sufficient cash on hand, you will likely need a renovation loan. Here is what is available in Singapore:
Bank renovation loans are the most common option. Most major banks (DBS, OCBC, UOB, Standard Chartered) offer them with these typical terms:
- Maximum loan amount: S$30,000 (this is a regulatory cap set by MAS for unsecured renovation loans).
- Tenure: 1–5 years. Shorter tenures mean higher monthly repayments but lower total interest paid.
- Interest rate: 3.5–6% per annum (flat rate). The effective interest rate is roughly double the flat rate, so compare carefully.
- Disbursement: Some banks disburse directly to the contractor (preferred), others to your account.
If your renovation exceeds S$30,000 (common for resale overhauls), the balance above S$30,000 must come from cash savings, a personal line of credit, or a balance transfer promotion. Credit line interest rates are typically 6–12%, so this should be a last resort.
For a mid-range S$50,000 renovation, a practical approach is: S$30,000 renovation loan (5-year tenure at ~4.5% flat rate = ~S$575/month) plus S$20,000 from savings. Always factor the monthly loan repayment into your overall affordability calculation alongside your mortgage, maintenance fees, and property tax.
How to Save on Renovation
- Keep ID-unit finishes where possible — new condo flooring and bathroom tiles are often perfectly good. Avoid hacking for the sake of it.
- Get 3–5 quotes and compare line-by-line, not just totals. Our ID firm guide explains how to evaluate quotations properly.
- Prioritise carpentry quality — it’s the biggest cost and most visible. Cheaper carpentry often means poor hinges, thin boards, and peeling laminate within 2–3 years.
- Skip feature walls if on a budget — a good paint colour achieves 80% of the effect at 20% of the cost.
- Buy your own fixtures for items like basin mixers, shower sets, and door handles. Contractor markups on these can be 30–50%.
- Time your renovation — contractors are busiest (and most expensive) during BTO key collection waves. Off-peak months may offer 5–10% savings.
Typical Renovation Timeline
| Phase | Duration |
|---|---|
| Design & quotation | 2–4 weeks |
| MCST approval | 1–2 weeks |
| Hacking & masonry | 1–2 weeks |
| Electrical & plumbing | 1–2 weeks |
| Carpentry installation | 2–3 weeks |
| Painting & touch-up | 1 week |
| Cleaning & handover | 2–3 days |
| Total | 8–12 weeks |
Frequently Asked Questions
Can I use CPF for renovation?
No. CPF OA cannot be used for renovation. However, you can use the CPF Home Improvement Programme (HIP) for older HDB flats. For condos, renovation must be funded from cash or a renovation loan (up to S$30,000 from banks).
Should I renovate before or after moving in?
Before. Living in a unit during renovation is extremely disruptive (dust, noise, no water/power during works). Most contractors prefer an empty unit for efficiency.
Is design-and-build more expensive than hiring separately?
Not necessarily. Design-and-build firms bundle design fees into the renovation cost (typically 8–15% markup). Hiring a designer separately plus your own contractor gives more control but requires more coordination.
How much should I budget for a new launch condo?
For a 3-bedroom: S$35,000–S$50,000 for mid-range quality. The key advantage of new condos is that flooring, bathrooms, and kitchen are already finished — you mainly need carpentry and lighting.
How long does renovation take for a new condo?
A typical new-condo renovation takes 8–10 weeks from MCST approval to handover. The design and quotation phase adds another 2–4 weeks before that. Resale condos take longer (10–14 weeks) because of the additional hacking, waterproofing, and rewiring stages. During peak BTO collection periods, add 2–4 weeks for contractor scheduling delays.
Should I get a renovation loan?
It depends on your cash position. If taking a renovation loan means keeping 6 months of expenses as an emergency fund, it is a sensible choice. Bank renovation loans are capped at S$30,000 with interest rates of 3.5–6% (flat). Avoid using credit cards or personal loans for renovation — the interest rates (12–26%) make them far more expensive. If your renovation budget exceeds S$30,000, fund the excess from savings rather than high-interest borrowing.