How Much to Renovate a 5-Room HDB? Cost Guide
The typical 5 room HDB renovation cost in Singapore runs from roughly SGD 45,000 to SGD 90,000 (indicative). A new BTO with a moderate scope sits in the lower-middle of that band, while a resale flat needing hacking, rewiring and premium finishes climbs towards the top. Because a 5-room flat is larger, expect carpentry and flooring costs to be higher than a 4-room equivalent. Here is the full breakdown.
What is the average 5-room HDB renovation cost?
A 5-room flat is around 110 to 120 square metres, so there is more floor to lay, more wall to paint and more room for built-in storage. As an indicative 2026 guide, budget by scope as follows.
| Scope | What it covers | Indicative cost (SGD) |
|---|---|---|
| Light refresh | Painting, partial carpentry, light fittings, minor electrical | 28,000 – 45,000 |
| Mid-range reno | Full carpentry, kitchen and one toilet, flooring, false ceiling | 50,000 – 75,000 |
| Full overhaul | Hacking, two toilets, full rewiring, premium finishes, built-ins throughout | 75,000 – 110,000+ |
These ranges are indicative. The final number depends on the condition of the flat, the materials you choose, and how much custom carpentry you commission.
Cost breakdown by component
Carpentry remains the biggest cost in a 5-room flat, and the extra bedroom or larger living area means slightly higher figures across the board compared with a 4-room.
| Component | Indicative cost (SGD) |
|---|---|
| Carpentry (wardrobes, kitchen, feature walls, storage) | 18,000 – 34,000 |
| Flooring | 5,000 – 15,000 |
| Masonry and hacking | 4,000 – 11,000 |
| Electrical and lighting | 3,500 – 8,000 |
| Plumbing and sanitary ware | 3,000 – 7,000 |
| Painting | 2,500 – 5,000 |
| False ceiling and partitions | 3,000 – 7,000 |
| Toilets (two, full reno) | 9,000 – 18,000 |
What makes a 5-room reno cost more than a 4-room?
- More floor area. Larger living and dining zones mean more flooring, ceiling and painting.
- Extra rooms. A common-room study or guest bedroom usually adds another wardrobe and built-ins.
- Bigger kitchen runs. Many 5-room layouts allow longer cabinetry and an island, which raises carpentry cost.
- Resale condition. An older 5-room flat may need full rewiring and pipe replacement.
- Finish level. Sintered stone, spray paint and feature lighting lift the budget considerably.
How to budget a 5-room renovation
- Fix a total budget and reserve 10 to 15 per cent as contingency.
- Prioritise the kitchen and master bedroom, then allocate to common rooms.
- Ask for itemised quotes so you can compare scope, not just headline prices.
- Decide early whether the second toilet is in this phase or a later one.
- Confirm inclusions such as haulage, protection and permits.
Our full-home design service coordinates layout, carpentry and finishes for larger flats, and our space planning service is useful when a 5-room layout needs reconfiguring. Compare with our 4-room HDB renovation cost guide, or read about BTO renovation cost if your flat is brand new.
Where to spend and where to hold back in a 5-room flat
A larger flat tempts you to finish every surface to the same level, which is rarely the best use of the budget. In practice, the rooms you use most each day deserve the better materials, while quieter corners can take simpler treatments without anyone noticing.
It is worth putting more of the budget into the kitchen and the master bedroom suite, since these are the areas your family touches constantly and the ones that wear hardest. A sintered-stone worktop, soft-close hardware and a well-planned master wardrobe earn their cost over the years you live there.
- Spend on the kitchen worktop and base cabinets, master wardrobe internals, and the lighting plan in living and dining.
- Hold back on spray paint for store-room or utility carpentry, full feature walls in every bedroom, and elaborate false ceilings in rooms that see little use.
- Be flexible on flooring in secondary bedrooms, where good vinyl reads almost identically to tile at a fraction of the outlay.
The point is not to cut corners but to let the bigger floor plate work in your favour, directing money where the eye and the hand actually land.
Hidden costs that surface in a larger reno
The headline quote rarely tells the whole story, and a 5-room flat has more square metres for small charges to multiply across. Plan for these so they do not arrive as a shock midway through the works.
- Haulage and disposal. A bigger flat generates more debris, and disposal is often charged by the lorry load.
- Aircon installation. A 5-room layout frequently needs a multi-split system across more rooms, which sits outside most renovation quotes.
- Appliances and loose furniture. Hobs, hoods, ovens, sofas and beds are usually separate from the renovation contract.
- Electrical upgrades. More points, data outlets and smart switches across extra rooms add up quietly.
- Curtains and window treatments. Larger windows and more rooms mean a curtain budget that is easy to underestimate.
As a rough planning figure, set aside another SGD 8,000 to SGD 15,000 (indicative) for aircon, appliances and soft furnishings beyond the renovation contract itself.
How renovation payment is staged in Singapore
Reputable firms in Singapore collect payment in stages tied to progress, rather than asking for the full sum upfront. This protects you and keeps the contractor motivated to hit each milestone. A common structure looks like the table below.
| Stage | When it falls due | Typical share |
|---|---|---|
| Deposit on confirmation | On signing, to lock the slot and order materials | 10 – 20 per cent |
| Commencement | When hacking and wet works begin | 30 – 40 per cent |
| Carpentry and finishes | On delivery and installation of built-ins | 30 – 40 per cent |
| Final handover | After rectification and your sign-off | 5 – 10 per cent |
Be cautious of any firm asking for most of the money before work starts. A retained final payment, even a modest one, gives you leverage to have snags fixed before you settle in full.
Planning the timeline around a larger flat
A 5-room renovation involves more square metres of every trade, so the schedule needs realistic buffers rather than optimistic ones. Carpentry in particular has a lead time, since wardrobes and a longer kitchen run are fabricated off site before installation. Booking your appliances and worktop measurements to fall in line with that lead time keeps the project moving without idle weeks.
It also helps to settle major decisions before works begin, especially the kitchen layout, sanitary ware and the lighting plan. Late changes to these on a larger flat ripple across several rooms and are the most common cause of both delay and added cost. A clear, agreed set of drawings is the simplest way to keep a bigger reno on track and on budget.
FAQ
Is SGD 60,000 enough for a 5-room HDB renovation?
For a BTO or a resale flat in good condition, SGD 60,000 covers a solid mid-range renovation with full carpentry, new flooring and one toilet. Heavy hacking and two full toilets may require trimming finishes or raising the budget.
How much more does a 5-room cost than a 4-room?
Expect roughly SGD 8,000 to SGD 20,000 more for an equivalent scope, mainly because of the extra floor area, additional carpentry and larger kitchen.
Where can I save without compromising quality?
Choose laminate over spray paint for less-visible cabinetry, keep wet works to one toilet initially, and use quality vinyl instead of full tile hacking where the existing floor is sound.
Does a 5-room flat need a false ceiling throughout?
No. Many homeowners use cove or perimeter false ceilings only in the living and dining areas to conceal aircon trunking, leaving bedrooms with simpler treatments to save cost.
How long does a 5-room renovation take?
A full 5-room renovation typically takes eight to twelve weeks, depending on the amount of hacking and the complexity of carpentry.
Renovating a 5-room flat and want an itemised, realistic quote? Book a consultation with Elements and we will help you plan a budget around the way your family uses the space.