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**Doing a partial renovation on a resale flat is one of the smartest, highest-ROI moves you can make.** Many homeowners choose not to spend S$60k–S$80k on cosmetic overhauls when the core structure and bedrooms are still sound.

Focusing strictly on **the kitchen, two bathrooms, and light cosmetic touch-ups** gives you a brand-new living experience at roughly one-third of the total cost.

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### Realistic Cost for Kitchen + 2 Bathrooms

For a typical 3-room or 4-room HDB flat, expect to spend roughly **S$22,000 to S$32,000** with a direct contractor:

| Scope of Works | Approximate Budget | What It Covers |
| --- | --- | --- |
| **Kitchen Overhaul** | **S$10,000 – S$15,000** | Demolishing old carpentry; new quartz countertop; ~20–25ft top/bottom laminate cabinets; sink and tap plumbing; cooker hob/hood installation. |
| **2 Bathrooms (Hack & Retile)** | **S$10,000 – S$14,000** | Hacking old tiles, new HDB waterproofing membrane, retiling walls/floor, new toilet bowls, showers, and bi-fold doors. |
| **Whole-Flat Painting** | **S$1,500 – S$2,200** | Full 3-coat sealer + paint (Nippon/Dulux) to instantly brighten living areas and bedrooms. |
| **Chemical Wash & Haulage** | **S$1,000 – S$1,500** | Debris haulage, HDB permits, and post-reno deep cleaning. |
| **Total Estimated Budget** | **~S$23,000 – S$32,000** | **Clean, hygienic, and move-in ready** |

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### Was It Worth It for Others?

Homeowners who take this route almost universally find it worthwhile, with two caveats:

1. **Never Skimp on Wet Works:** Hacking and re-waterproofing the bathrooms and kitchen base prevents leaks into lower-floor units, sparing you future HDB rectifications.
2. **Leave Sound Flooring Alone:** Polishing existing parquet or chemical-washing original living room floor tiles saves **S$8,000 to S$12,000** in hacking and screeding fees.
3. **Engage a Direct Contractor, Not an ID:** For standard kitchen and toilet upgrades, an Interior Designer (ID) adds a 20% to 30% design markup. A licensed HDB direct contractor delivers identical workmanship at direct trade rates.

**The Verdict:** Spending **~S$25k** on wet areas and fresh paint resolves 90% of hygiene and vintage-appliance issues, leaving your remaining cash liquid for future family needs.

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Gan Eng Joo Onassis 颜荣裕, REALTOR®

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I honestly don't think this discussion may get anywhere as different families or households will have different preferences and needs, including appreciating the conditions and style of existing conditions.

Unless you are able to find someone who has same tastes and sentiments as you, and also went through similar progress with similar conditions as the unit that you have gotten, over the same period of time, that can potentially yield a good discussion. If not you will just be even more confused from listening to all opinions.

What matters most if you ask me is between you and your family, and then speak to a handful of contractors to work out the costings.

——

I have been in the real estate business since 2009, with more than 15 years of experience serving the Singapore real estate market. Check out the EdgeProp featured article on myself recently at https://www.edgeprop.sg/property-news/geryl-lim-leading-landed-real-estate-heart-hustle-and-harmony

I am very active in the residential segment of Singapore real estate market, having transacted hundreds of deals from HDBs to private condominiums and landed properties in Singapore, and have handled many unique cases in sales and purchases as well as rental deals.

Over the years, I have also established a network reaching out to more than 15,900 expatriates, bringing my market presence to both in and outside of Singapore. This has created an additional exposure when I manage my client's portfolios, on top of the conventional on and offline platforms, where other estate agents are relying on. This has allowed me to consistently convert leads into results.

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The bathrooms and the kitchen are usually the most critical items in the home that require renovations and typically prioritized by homeowners, but they are unfortunately also the most costly to work on.

The rest of the spaces are the ones that I've seen many people opt not to renovate immediately, and choose to refresh over time as they have more budget.

But this depends on your immediate needs and priorities since every family is different. Just do what you can currently afford and don't be too worried about doing things in part, especially if the contractor is over-eagerly trying to make you commit to a larger project than you can swallow.

Kay Cloud
The Harvard Educated Agent
Propnex Realty Pte Ltd
cloud@propnex.com
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