Blog · 19 Jun 2026 · 10 min read

HDB Renovation Cost Benchmarks 2026 (For ID Firms Quoting Jobs)

This guide is for ID firms in Singapore quoting HDB jobs in 2026, not for homeowners. Homeowner guides exist everywhere; what doesn't exist is a firm-side breakdown of where current market rates sit, where margin lives, and which line items consistently kill profitability.

We've aggregated quotation samples from across the SG market for 3-room through executive flats. Use these benchmarks to calibrate your own rates, stress-test new quotes, and train juniors on what's normal vs. what's bid-losing.

Top-line ranges (full renovation, mid-tier finish, 2026)

Flat type	Floor area	Typical full reno range (SGD)	Sweet-spot price for mid-tier firms
3-room HDB	~600 sq ft	$25,000 – $48,000	$32,000 – $38,000
4-room HDB	~970 sq ft	$40,000 – $70,000	$48,000 – $58,000
5-room HDB	~1,180 sq ft	$48,000 – $82,000	$58,000 – $70,000
Executive / 3Gen	~1,400 sq ft	$58,000 – $95,000	$70,000 – $82,000
4-room BTO (lighter scope)	~970 sq ft	$28,000 – $50,000	$35,000 – $42,000

Note on BTO: BTOs need less hacking, no existing carpentry removal, and ship with serviceable flooring options. Resale flats typically come in 25–40% more expensive at the same finish level due to demolition and rectification scope.

The line-item breakdown — where the money actually goes

For a typical 4-room HDB resale full renovation at the $52,000 price point, here's how the line items distribute:

Trade	% of quote	Typical $ amount	Margin band
Carpentry	42–50%	$22,000 – $26,000	High (28–38%)
Tiling & flooring	12–16%	$6,500 – $8,000	Medium (22–30%)
Hacking & masonry	7–10%	$4,000 – $5,200	Medium (25–32%)
Electrical	6–9%	$3,500 – $4,500	High (35–45%)
Plumbing	4–6%	$2,200 – $3,000	Medium (22–30%)
Painting	4–6%	$2,200 – $3,000	High (35–45%)
False ceiling	4–6%	$2,200 – $3,000	Medium
Aluminium / glass	2–4%	$1,200 – $2,000	Low–medium
Miscellaneous	4–6%	$2,200 – $3,000	Variable

Where margin lives: Carpentry, electrical, and painting. Three trades, but carpentry alone determines whether the job is profitable.

Where margin dies: Tiling (tile allowance disputes), plumbing (hidden defects on resale flats), and miscellaneous (the "forgot to quote" pile).

Detailed unit rates — SG residential, 2026

These are the rates currently appearing on quotations from established SG firms. Your costs may vary; use these to check that your pricing is within market band, not as a substitute for knowing your own numbers.

Hacking & masonry

Item	Rate
Hacking non-structural wall	$8–12 / sq ft
Hacking floor tiles	$3.50–5.50 / sq ft
Hacking wall tiles	$4–6 / sq ft
Brickwork (new wall)	$14–18 / sq ft
Plastering	$4.50–6.50 / sq ft
Cement screed	$4.50–6.50 / sq ft
Debris disposal	$180–280 / lorry trip

Carpentry (per ft run unless noted)

Item	Rate
Kitchen base cabinet	$180–260
Kitchen tall cabinet	$260–360
Kitchen top cabinet	$140–200
Wardrobe (hinged door)	$160–240
Wardrobe (sliding door)	$190–280
TV feature wall	$220–360
Shoe cabinet	$180–260
Study / work desk	$150–230
Bed frame with storage	$260–400
Solid surface counter top	$90–140 / ft run
Quartz counter top	$130–190 / ft run

Tiling & flooring

Item	Rate
Floor tiling (homogeneous)	$9–14 / sq ft
Floor tiling (marble)	$14–22 / sq ft
Wall tiling	$9–13 / sq ft
Vinyl flooring (click-lock)	$4.50–7 / sq ft
Engineered timber	$9–14 / sq ft
Skirting	$5–8 / ft run

Electrical

Item	Rate
Lighting point	$45–65
Power socket (single)	$55–70
Power socket (double)	$75–95
Aircon power point	$90–130
Data / TV point	$70–95
Distribution box upgrade	$380–650
LED strip	$14–22 / ft run

Plumbing

Item	Rate
Concealed water point	$180–260
Exposed water point	$90–140
Floor trap	$90–140
Water heater installation	$180–280

Painting

Item	Rate
Full unit (2 coats Nippon Vinilex)	$1.20–1.80 / sq ft
Feature wall (premium paint)	$2.20–3.50 / sq ft
Ceiling	$1.10–1.60 / sq ft

Ceiling

Item	Rate
L-box false ceiling	$9–14 / sq ft
Full false ceiling	$11–16 / sq ft
Cove lighting	$14–22 / ft run

Three patterns that separate winning quotes from losing quotes

After comparing hundreds of HDB quotations, three patterns predict which firm wins.

Pattern 1: Itemised tile and sanitaryware allowances

Losing quote: "Supply and install bathroom tiles — $3,800"

Winning quote: "Bathroom 1 floor tile (allowance $4.50/sq ft, ~85 sq ft) — $383. Above allowance billed at supplier cost + 15%."

The winning quote looks more expensive line by line but feels honest. Homeowners getting 3 quotes can compare apples to apples, and they trust the firm that's transparent.

Pattern 2: Bundled carpentry with clear specs

Losing quote: "Kitchen cabinets — $11,500 (15 ft run)"

Winning quote: "Kitchen base cabinet, 8 ft run, 18mm plywood carcass, EDL laminate door (D1234), Blum soft-close hinges — $1,840. Tall cabinet, 4 ft run, same spec — $1,200. Top cabinet, 6 ft run, same spec — $960. Quartz countertop, 12 ft run, Caesarstone Cloudburst — $1,920. Total kitchen carpentry: $5,920."

The winning quote justifies the price with specs. The losing quote gets negotiated down.

Pattern 3: Realistic timeline with named milestones

Losing quote: "Project duration: 8–10 weeks"

Winning quote: "Week 1–2: Hacking, masonry, electrical first fix. Week 3–4: Plumbing, tiling. Week 5–6: Carpentry installation. Week 7: Painting, second fix. Week 8: Defects rectification + handover."

Homeowners are picking the firm that demonstrates it has run this before.

What to do with these benchmarks

Audit your last 5 quotes against the line-item rates above. Anywhere you're more than 15% below market, you're either undercharging or your supplier rates have moved.
Update your unit rate library quarterly. Material costs in SG move 3–7% per year on average; the firms that don't update get squeezed.
Build your line-item checklist from the trade groupings above. Every quote runs against the checklist before going out.
Train juniors by having them re-cost an old quote against current benchmarks. The exercise surfaces every stale rate, missed line item, and mis-allocated cost in the firm.

Doing this manually in Excel takes hours per quote. Doing it with a centralised catalog and AI scope-matching takes minutes. That's what Squode is for. If you're an SG ID firm that wants to lock in current 2026 benchmarks across your whole team — and stop manually rebuilding pricing logic on every new quote — apply for founding access. 10 slots, Professional-tier features at Starter price, locked 6 months.

FAQ

Are these benchmarks for HDB only, or do they apply to condos? HDB only. Condo renovations carry 20–35% premiums on most trades (MCST permit constraints, lift access fees, longer working hours restrictions, higher-spec finishes).

Do BTO quotes follow the same line-item structure? Yes, but with reduced hacking, no demolition of existing carpentry, and shorter timelines (typically 6–8 weeks vs 8–10 for resale). Total cost usually runs 70–80% of an equivalent resale flat.

How often do these benchmarks change? Carpentry and electrical rates have moved 4–8% annually since 2024. Tiling and painting have been more stable (~2–4%). Re-baseline your rate library at least every 6 months.

Where do margin disputes most often come from? (1) Tile allowance overruns, (2) variation orders priced after the fact, (3) hacking debris beyond the included lorry trip, (4) electrical points added during walk-through but not formalised in writing.