HDB Resale Renovation Package: What S$30k, 50k and 80k Get You

A resale flat renovation rarely costs the same as a BTO one, even at a similar size. You are usually working with an existing layout, ageing finishes and wiring that may not meet current standards, all of which add cost before a single new material goes in. Here is what a $30,000, $50,000 and $80,000 renovation package realistically buys for a typical 4-room resale flat, and where the money goes at each tier.

These are planning ranges, not quotes. The condition of your specific flat moves the number more than anything else, which is why an accurate estimate always follows a site visit.

Around $30,000: A Cosmetic Refresh

At this level the goal is to make the flat look and feel current without touching its bones. That typically means repainting throughout, laying vinyl or laminate flooring over the existing surface without hacking, refacing kitchen cabinet doors rather than rebuilding them, new lighting, and basic carpentry such as a wardrobe or TV console.

Because this scope avoids hacking and waterproofing, it also avoids most of the permit and timeline overhead of the tiers above, which is part of why it moves faster. What it does not stretch to: full kitchen or bathroom rebuilds, rewiring or layout changes. If the existing kitchen and bathrooms are in reasonable condition, this tier makes sense. If they are not, that gap tends to show up as a bigger bill later.

Around $50,000: A Considered Mid-Range Renovation

This is where most resale renovations land. It typically covers a full kitchen with new cabinetry, a bathroom renovation with proper waterproofing and a ponding test, built-in wardrobes, a false ceiling in key areas and better-grade finishes throughout.

Some hacking is usually part of this tier, such as removing a non-structural wall to open up the living and dining area, which brings the HDB renovation permit into play and adds a few weeks. At this budget, be deliberate about where the money goes: kitchens and bathrooms carry the plumbing and waterproofing that is expensive to redo, so they are usually where quality matters most.

Around $80,000: A Full Renovation

This tier generally covers a complete rewire, full carpentry across the flat, premium surfaces such as quartz or engineered stone worktops, engineered timber or large-format tile flooring, a full false ceiling with layered lighting, air-conditioning replacement, and layout changes within what HDB’s rules allow. This is the range where design becomes less about fitting a budget and more about shaping how the flat works for the household.

For resale flats specifically, this is where legacy issues get properly resolved: old wiring replaced rather than patched, waterproofing redone rather than worked around, and hacking done once, properly, rather than in stages.

Why a Resale Renovation Costs More Than a BTO

A resale flat almost always needs some demolition before new work can start: old flooring, cabinetry and sometimes non-structural walls, each with its own cost and permit requirements. Older units may also have wiring that cannot carry the load of modern air-conditioning and appliances. A bare BTO has none of that, which is why the same money goes further there. Compare our BTO renovation cost guide and how resale HDB rules differ from a BTO.

Getting a Realistic Number for Your Flat

Ace’s Design offers a free, no-obligation consultation that includes a walk-through of your unit and a realistic budget range based on its actual condition, not a generic price list. Get in touch to find out where your renovation is likely to land.