HDB & BTO

For a 4-room BTO in 2026, budget S$22,000-35,000 for a light scope, S$38,000-55,000 for a mid-range renovation with full carpentry, and S$60,000-90,000+ for a designer scope with hacking and premium finishes. Three-room flats run roughly 15-20% less and five-room flats 15-25% more. Keep 10-15% aside as contingency.

Typically 8-12 weeks of site work for a standard 4-room scope, plus 4-6 weeks of design development before works start. Light no-hacking scopes finish in 4-6 weeks. Start planning 3-4 months before key collection so permits, defect checks, and material orders do not push out your move-in date.

Hacking walls, bathroom and toilet works, window changes, and anything affecting structure require an HDB permit filed by an HDB-registered contractor. Carpentry, painting, and most flooring overlays do not. Note that new BTO bathrooms cannot be retiled within the first three years because of the waterproofing warranty.

Do wet works, electrical, and essential carpentry before moving in — retrofitting those around furniture is disruptive and more expensive. Feature joinery, extra wardrobes, and decorative work phase well and can wait. A good design plans the phase-two works upfront so nothing gets built twice.