A Practical Guide to HDB Renovation in Singapore: Costs, Rules & Planning
Moving into a new HDB flat is exciting, but the journey from collecting your keys to creating your dream home involves careful planning and understanding of Singapore's renovation landscape. Whether you are a first-time homeowner with a BTO flat or someone who just purchased a resale unit, this guide will walk you through everything you need to know about HDB renovation.
A modern HDB interior renovated in line with approved guidelines.
Understanding HDB Renovation Guidelines
HDB doesn't mess around when it comes to renovation rules. The HDB renovation guidelines are there to keep everyone safe and our buildings standing strong. Which makes sense when you think about it, we all share these walls.
You can paint, change flooring, swap out kitchen cabinets, and upgrade bathroom fittings. Built-in wardrobes? Go ahead. But here's where it gets serious: structural elements are completely off-limits. Load-bearing walls, beams, and columns touch these, and you are looking at fines under Singapore’s Building Control Act. There are stories of people who tried to sneak past this. It never ends well.
The wall-hacking question comes up constantly. Only non-structural partition walls can be removed, and even then, you need approval. Get a structural engineer to confirm if you are unsure. That consultation fee is nothing compared to potential fines.
During one resale renovation in Yishun, the homeowner discovered mid-project that a previously hacked wall in an older flat was actually structural. Work was halted for weeks while HDB required reinstatement and additional inspections, resulting in unexpected costs. This is why engaging a contractor familiar with older HDB layouts matters.
Getting the Basics Right for Your HDB Toilet Renovation
Bathrooms aren't cheap to renovate. A standard HDB toilet renovation runs $6,000 to $10,000. That includes hacking old tiles, waterproofing, new tiles, toilet bowl, basin, and shower fittings.
Waterproofing is where you cannot compromise. Your contractor must apply at least two coats of waterproofing membrane and do a 24-hour flood test before any tiling starts. There are horror stories about water seeping into the downstairs neighbor's ceiling. That's a dispute you really don't want.
In several HDB blocks built in the early 2000s, contractors have found deteriorated waterproofing layers once tiles were removed, even when no leaks were visible initially. Addressing this early avoided complaints from downstairs neighbours months later.
Consider HDB Renovation Loan Options
Let's talk financing because not everyone has $50,000 sitting around. The DBS renovation loan is quite popular; you can borrow up to $50,000 with 5-year repayment terms. Interest rates typically range from 3.88% to 8.88%, depending on your credit score.
OCBC and UOB offer similar HDB renovation loan packages. Ask questions, compare interest rates, and processing fees. That extra 1% on interest adds up over five years.
Only borrow what you actually need, though. It's tempting to upgrade everything when someone else's money is paying upfront. But you are the one paying it back with interest.
HDB Kitchen Renovation
You will spend a lot of time in your kitchen, so getting it right matters. HDB kitchen renovation typically costs $8,000 to $18,000 for a complete package.
Most HDB kitchen renovation Singapore packages deals include hacking old cabinets, new cabinets (upper and lower), countertops, backsplash tiles, sink, and tap. Other necessities can be included. Always clarify what's in the package.
Laminate cabinets cost $3,000 to $5,000 and work fine for most people. They last 10 to 15 years with decent care. Quartz countertops run $80 to $150 per square foot. They are popular because they are low-maintenance and don't stain easily.
A completed HDB renovation reflecting compliant and thoughtful planning.
Getting Your HDB Renovation Permit
Here's something that confuses many first-timers: you don't apply for the HDB renovation permit yourself. Your HDB renovation contractor does it through HDB's online system.
The permit costs $120 and usually takes about 7 working days. Sometimes faster, sometimes slower, it depends on how busy they are. Make sure your contractor has a valid HDB License. You can actually check the HDB's website; it is strongly recommended.
The permit lasts 3 months. If your work takes longer, apply for an extension before it expires. Don't let it lapse.
Take Note of the HDB Renovation Timing
This rule trips people up more than anything else, especially first-time homeowners eager to get things done quickly.
HDB is very strict about renovation hours, and they actually enforce them. HDB distinguishes between noisy works (e.g., hacking/drilling) and general works, with different permitted hours. Check the current HDB schedule before you start.
Break this rule, and you are at risk of facing fines. First offense. Your neighbors will complain, and honestly, can you blame them? Complaints can trigger inspections/enforcement.
Most standard renovation projects take 6 to 10 weeks. Plan accordingly. If you are doing major works like wall hacking or complete kitchen overhauls, expect closer to 12 weeks. Sometimes things take longer than expected. It’s frustrating, but it happens.
An HDB residential setting where renovation timing rules apply.
Pay Attention to Your HDB Renovation Contractor Choice
This decision can make or break your entire experience. Some people still rave about their contractors years later. Some people learned expensive lessons.
Get three quotes minimum. But don't pick based purely on price. The cheapest often means corners get cut somewhere. Check online reviews, ask for references, and, if you can, visit their completed projects. See the quality for yourself.
Your contractor needs to be HDB-registered with real experience in HDB projects. Private property rules are different, so you want someone who knows HDB regulations inside out. They should give you detailed quotations with everything broken down. One lump sum number? That's a red flag.
Other red flags: contractors who suggest skipping permits, promise they can hack structural walls, or push you to start before getting proper approval. That’s usually a sign to pause and get a second opinion.
Planning Your Renovation Timeline
Good planning prevents stress and ensures a smooth renovation. Here's a realistic timeline:
The first one to two weeks are usually spent meeting contractors, comparing quotes, finalising layouts, and choosing materials. This is also when your contractor submits the hdb renovation permit application. Decisions made here affect everything later, so rushing this stage often leads to regret.
Week three happens once the permit approval comes through. Here, the hacking works begin. This is the noisiest phase.
Weeks Four and Five are scheduled for plumbing, electrical, and air conditioning work. Your home looks like a construction site, but important groundwork is being laid.
Typically, weeks six and seven are for tiling, painting, and carpentry installation. Things start looking like an actual home again.
Final touches, cleaning, and defect checks are done in weeks eight and nine. Your contractor should provide a list of minor touch-ups needed.
The final handover and move-in happen in week ten.
This timeline assumes everything goes smoothly. Delays can happen due to material delivery issues, manpower shortages, or unexpected problems discovered during renovation.
A practical HDB interior designed for long-term living.
Different Estates, Different Stories
Sengkang HDB resale renovation interior design projects have one advantage, which is good natural light. The blocks are spaced well, so maximize that light with pale interiors. Skip the heavy dark curtains.
Serangoon HDB executive apartment renovation is a different game. These units are around 130 to 140 square meters. You can actually fit a home office, entertainment room, and maybe even a small gym. The extra space opens up possibilities.
Haig Road HDB renovation involves older flats with smaller rooms and lower ceilings. These need careful planning, light colors, smart storage, and good lighting design. The location's great though, so the effort's worth it.
Common Mistakes People Make
Underestimating costs is probably the biggest one. Budget an extra 15% to 20% for unexpected stuff. Things pop up. They always do.
Get everything in writing. Every change, every variation, every addition. Verbal agreements lead to arguments later when bills arrive. There are a lot of relationships that end over this.
Don't sacrifice function for looks. That Instagram-worthy white kitchen might not survive real life with kids and daily cooking. Be honest about your lifestyle.
Storage. Plan for way more than you think you need. You will fill it up faster than you imagine.
Never ignore HDB renovation timing rules. Working beyond permitted hours brings complaints, fines, and work stoppages. Your whole project gets delayed.
Check your contractor's HDB License on HDB's website yourself. Don't just take their word for it. And don't pay more than 70% before you are happy with the work. You need leverage if problems arise.
Conclusion
HDB renovation Singapore is a big deal. You are investing significant money, and you will live with these decisions for years. Understand the HDB renovation guidelines, get your HDB renovation permit sorted early, and work with a proper HDB renovation contractor.
Whether it's a compact three-room or a spacious five-room flat, planning makes all the difference. Think about whether an HDB renovation package suits you, or if customized work makes more sense. Tight on cash? Look into HDB renovation loan options from DBS or other banks.
Your HDB flat is home. With proper planning and realistic expectations, your renovation creates a space that actually works for your family. Start right, plan thoroughly, and you will be happy with the results for years to come. Contact AC Vision today to start your HDB renovation process.
An HDB setting reflecting standard renovation restrictions.
Frequently Asked Questions
Do I really need an HDB renovation permit for everything?
Yes, you need a permit for any major renovation work, such as hacking, plumbing, or electrical modifications. Even if you are doing minor hacking of non-structural walls, get the permit. It's not worth the risk. The only things you can skip permits for are purely cosmetic works, like painting or changing curtains. Your contractor applies for this permit on your behalf through HDB's system, and it typically takes about 7 working days to get approved.
How much should I actually budget for a 4-room HDB renovation?
Realistically, expect to spend between $40,000 and $70,000 for a complete HDB 4 room resale renovation covering flooring, painting, kitchen, bathrooms, and carpentry works. Basic renovations with standard materials might cost $35,000 to $45,000, while premium finishes easily exceed $70,000. Always add a 15-20% buffer for unexpected costs, since issues like hidden plumbing or additional electrical work almost always pop up during renovation.
Can I renovate my HDB kitchen into an open concept design?
You can remove the partition wall between your kitchen and living room with HDB's approval, but there is a catch: if you have gas cooking, fire safety regulations require your kitchen to remain enclosed with at least half-height walls and a door. Many people work around this by keeping a glass door that can stay open during the day but closes when cooking. It's a compromise between the open feel and meeting HDB's safety requirements.