Securing a 5-room HDB flat is a major milestone for any Singaporean homeowner. Whether you are picking up keys to a brand-new BTO in Tengah or a spacious resale unit in Tampines, you have approximately 110 square metres of potential to unlock. But let's be real: the renovation bill for a flat this size can be daunting.
At Redbrick Homes, we help homeowners navigate these costs every day. A 5-room flat offers luxury in terms of space, but that also means more flooring, more painting, and more carpentry than a 4-room unit. To help you plan effectively, we have compiled a realistic guide to 5-room renovation costs in the current market.
5-Room Renovation Costs: BTO vs. Resale
The condition of your flat is the single biggest factor affecting your budget. BTO flats come with basic fittings and require no hacking, whereas resale flats often need extensive demolition work before you can even start building. Here is a breakdown of the estimated costs.
| Renovation Category | Estimated Cost (SGD) |
|---|---|
| New BTO (Standard) | $45,000 – $58,000 Includes flooring, basic carpentry, painting, and plumbing. |
| New BTO (Premium) | $60,000 – $85,000+ Includes feature walls, false ceilings, premium vinyl/tiles, and extensive carpentry. |
| Resale (Moderate) | $72,000 – $95,000 Includes kitchen & toilet overhaul, some hacking, and painting. |
| Resale (Full Overhaul) | $98,000 – $130,000+ Full hacking (masonry), re-wiring, re-piping, and custom carpentry throughout. |
Hidden Costs in Resale Flats
If you are buying a resale flat, specifically one that is 20 years or older, you need to buffer your budget for "invisible" works. These are costs that don't add to the beauty of the home but are essential for safety and functionality.
The most common hidden costs include:
- Hacking & Haulage: Removing old built-in cabinets and tiles is labour-intensive. Haulage fees to dispose of the debris can cost between $2,500 and $4,000.
- Electrical Re-wiring: Old flats often have aging wires or insufficient power points. Re-wiring a 5-room flat typically costs $3,500 to $5,000.
- Plumbing & Waterproofing: We highly recommend changing old water pipes. Also, if you hack bathroom tiles, HDB requires you to redo the waterproofing, which is a significant masonry cost.
Managing Carpentry Costs
Carpentry is usually the most expensive component of a 5-room renovation because there is so much wall space to fill. Custom wardrobes and kitchen cabinets are charged by "foot run" (typically $120–$350 psf depending on materials).
To save money, adopt a "semi-custom" approach. Use custom carpentry for the kitchen and master wardrobe where fit is crucial. For the study or guest rooms, opt for high-quality loose furniture. This keeps your initial budget lower and gives you flexibility to change the room's function later.
Frequently Asked Questions
1. How long does a 5-room HDB renovation take?
For a BTO flat, expect 8–10 weeks. For a resale flat requiring hacking and wet works, plan for 12–16 weeks.
2. Can I use CPF for my renovation?
No, you cannot use CPF Ordinary Account savings for renovation costs. You must use cash or a renovation loan from a bank.
3. Should I get an ID or a Contractor?
For a large 5-room flat, an Interior Designer (ID) is recommended to handle the complex space planning and project timeline. Contractors are better if you have a specific design ready and can manage the site yourself.
