Renovation in Singapore — Complete Guide (2026)

In This Guide

1. What to Look For When Hiring
2. Typical Price Ranges
3. HDB vs Condo vs Landed
4. Red Flags to Watch Out For
5. All 211 Verified Providers
6. Renovation by Location
7. FAQ

Renovation is the highest-stakes home services category in Singapore — the average 4-room HDB renovation costs S$50,000-90,000, and the difference between hiring a registered HDB renovation contractor and a fly-by-night outfit can mean a functional home or a two-year legal battle. This guide covers the regulatory framework (HDB's RRC list, BCA registration, COP permits), what a complete renovation quote should include, and how to spot the deposit-collection scams that run through Singapore's trade periodically. Renovation contractors on KakiList hold current HDB or BCA registration where required, carry ACRA, and display real Google reviews.

Skip the research — get matched instantly

For any HDB renovation, the contractor must be on HDB's Registered Renovation Contractors (RRC) list. This is not a guideline — it's enforced, and homeowners who use unregistered contractors risk rejection of permit applications and having to undo work. Verify the RRC number on HDB's website (go.gov.sg/rrc) before signing.

For condo and landed renovations, look for BCA-registered general building contractors. MCSTs require BCA-registered contractors for any structural, M&E, or façade work, and landed structural work needs proper BCA registration plus a Professional Engineer (PE) endorsement for anything beyond cosmetic.

Demand an itemised quote covering: hacking, masonry, carpentry, electrical, plumbing, painting, flooring, cleanup, permits. A lump-sum 'full renovation S$65,000' without breakdown is a deposit-collection setup — once the 50% deposit is paid, the contractor disappears or starts claiming every change is 'out of scope'.

Ask about HDB permits (COP — Certificate of Approval). Works affecting floor tiles (hacking), common walls, windows, or toilets need HDB permits filed in advance. A contractor who says 'no need permit lah, just do' is planning illegal work that the next homeowner will have to rectify when they try to sell.

For payment terms, insist on a staged schedule: typically 10-20% on signing, 30% at hacking completion, 30% at carpentry/fit-out, 20% at handover. Anything demanding 50%+ upfront is the classic Singapore renovation scam pattern.

Prices are estimates as of 2026 and may vary based on scope, urgency, and property type. Get exact quotes for free.

HDB flats: a 4-room HDB full renovation (light package — paint, flooring, basic carpentry, kitchen cabinets) runs S$35,000-55,000; mid-range (quartz countertops, branded appliances, full wardrobes) runs S$55,000-85,000; high-end (herringbone flooring, marble accents, smart home integration) reaches S$85,000-130,000. Budget 10-14 weeks from hacking to handover. Expect 4-6 HDB permits for a standard scope.

Condominiums: MCST approval is needed before work starts — expect a 2-4 week application window, a security deposit to the MCST (S$1,000-3,000, refundable), and strict work hour restrictions (typically 9am-5pm Mon-Fri, no Saturdays in newer developments). A mid-range 3-bedroom condo renovation runs S$60,000-110,000; higher-end with customised joinery and imported finishes runs S$120,000-250,000.

Landed properties: reno scope varies from interior refresh (S$80,000-180,000) to full A&A works with structural changes (S$350,000-900,000+). Structural A&A needs URA/BCA submission, a Professional Engineer endorsement, and typically 12-18 months from design to TOP. This is the category most affected by contractor quality — a bad choice here costs six figures to rectify.

Not on HDB's RRC list or BCA-registered: Non-negotiable. Unregistered contractors can't submit HDB permits, can't legally do condo work, and leave you exposed if anything goes wrong.

Lump-sum quote without itemisation: Classic deposit-collection setup. Without itemisation, every change becomes 'out of scope' requiring extra payment, and you have no way to audit what you're paying for.

50%+ deposit demand: Legitimate contractors manage cash flow with progress payments. 50%+ upfront is the single biggest warning sign of a fly-by-night outfit — they collect deposits from multiple customers, do cheap work on a few, then fold.

Suspiciously fast quote: A proper quote for a 4-room HDB reno takes 5-10 days to produce (measurement visit, vendor quotes, materials pricing). A same-day quote means they're pulling generic numbers and will lowball to win, then upsell ruthlessly.

No ID Designer or project coordinator: For jobs above S$50,000, a dedicated person should coordinate between trades (electrician, carpenter, tiler, plumber). Contractors who 'will figure it out as we go' produce the worst results — mismatched flooring heights, electrical points in the wrong place, wardrobe doors that don't open fully.

No Building Works Insurance: Professional renovators carry CAR (Contractor's All Risks) insurance covering workers and third-party damage. Without it, an electrical fire or water leak during reno makes you personally liable.

How many Renovation providers are on KakiList?

We currently list 211 verified Renovation providers serving Singapore. New providers are added regularly after verification.

Is KakiList free to use?

Yes, KakiList is completely free for homeowners. There are no platform fees, no middleman charges, and no hidden costs. You contact providers directly via WhatsApp or phone.

How are Renovation providers verified?

Providers with a verified badge have submitted their ACRA business registration number. All providers also display their real Google reviews and ratings for transparency.

How do I get Renovation quotes?

Use our free quote tool to describe your job. We'll match you with up to 5 verified providers who will contact you directly on WhatsApp with their quotes. No obligation.

What is the average rating of Renovation providers on KakiList?

The average Google rating across our Renovation providers is 4.7★ out of 5.0. We prioritize quality — providers with consistently poor reviews are removed.