Price alone tells you almost nothing about value. This guide covers real cost ranges for every major renovation trade in Singapore — and gives you the 10 criteria to evaluate whether any quote you've received is fair, before you sign a single thing.
These are the real market ranges for renovation works in Singapore as of June 2025. They reflect the actual spread between budget and premium contractors across the Singapore market. The range is wide by design — understanding what drives prices within that range is more valuable than the number itself.
Cabinet pricing is per linear foot run, inclusive of carcass, door system, and basic hardware. Flooring, tiling, and ceiling are per square foot installed. Electrical is per point added. Painting is per square foot of wall area for two coats. None include hacking of existing works, debris disposal, or specialist works like waterproofing — these should always appear as separate line items in your quote.
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SYSTEM
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BUDGET
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MID-RANGE
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PREMIUM
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WHAT CHANGES BETWEEN TIERS
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|---|---|---|---|---|
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ALUMINIUM 3G (FRAMED)
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$200–$280
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$280–$360
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$360+
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Extrusion thickness, powder coat quality, hardware brand
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ALUMINIUM 4G (CONCEALED FRAME)
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$250–$320
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$320–$430
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$430–$600
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Panel finish type, hardware (Hettich/Häfele vs generic)
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ALUMINIUM 5G (HANDLELESS)
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$380–$460
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$460–$560
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$560–$750+
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Channel system quality, door thickness, full soft-close
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HMR PLYWOOD (LAMINATE)
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$120–$180
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$180–$240
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$240–$320
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Board grade (E0 vs E1), laminate brand, edge banding
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PVC / WPC BOARD
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$80–$120
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$120–$160
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$160–$220
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Board thickness, finish quality, hardware included
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Many contractors quote “aluminium cabinets” but deliver aluminium door panels on a plywood carcass. This is cheaper and legitimate in dry rooms — but it is not the full moisture and termite protection of a proper aluminium build. Always ask: “Is the carcass also aluminium?” This one question should be in every cabinet quotation discussion you have.
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TRADE & ITEM
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PRICE RANGE
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UNIT
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KEY VARIABLE
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|---|---|---|---|
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VINYL PLANK (SPC/LVT)
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$3.00–$9.00
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per sq ft installed
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Thickness (4mm vs 8mm) and wear layer grade
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ENGINEERED TIMBER FLOORING
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$7.00–$18.00
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per sq ft installed
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Wood species, veneer thickness, installation method
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BATHROOM FLOOR TILING
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$8.00–$18.00
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per sq ft laid
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Tile brand, waterproofing membrane included
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BATHROOM WALL TILING
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$7.00–$15.00
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per sq ft laid
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Full-height vs half-height; grout type
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KITCHEN SPLASHBACK
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$6.00–$14.00
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per sq ft laid
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Tile type and pattern complexity
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ADDITIONAL POWER POINT (CONCEALED)
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$120–$200
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per point
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Wall chasing vs surface trunking
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LIGHTING POINT (NEW CIRCUIT)
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$120–$250
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per point
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Cove lighting, downlights; circuit scope
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DB UPGRADE
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$600–$1,800
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per job
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Must be EMA-licensed contractor; scope varies
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|
INTERIOR PAINTING (2 COATS)
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$0.35–$0.80
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per sq ft of wall
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Paint brand, surface preparation, coats included
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FULL 4-ROOM HDB PAINTING
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$1,200–$2,800
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per project
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Wall condition, coats, anti-mould add-on
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|
FALSE CEILING (FLAT)
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$4.00–$7.00
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per sq ft
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Standard two-level flat; framing and boarding
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COVE CEILING (WITH LIGHTING TROUGH)
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$6.00–$12.00
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per sq ft
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LED trunking and cove profile; electrical point separate
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All electrical works in Singapore must be carried out by an EMA (Energy Market Authority) licensed electrical worker. Unlicensed electrical work is illegal, voids your home insurance, and cannot pass SP Group inspection. Always ask for the contractor’s EMA licence number and verify it at mylicence.ema.gov.sg before work begins.
Two contractors can quote very different numbers for what appears to be the same job. The gap is almost never explained by contractor greed — it is almost always explained by one of these five variables. Understanding them lets you decode any quote and compare two quotes on equal footing.
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VARIABLE
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LOWER PRICE SIGNALS
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HIGHER PRICE SIGNALS
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HOW TO VERIFY
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|---|---|---|---|
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MATERIAL SPECIFICATION
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Generic or unspecified brand, thinner gauge
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Named brand, specified thickness and grade
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Ask for a spec sheet — brand, model, thickness in writing
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HARDWARE BRAND
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Generic or unbranded hinges and runners
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Hettich, Häfele, Blum — longer tested lifespan
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Hardware brand must be in the quote by name
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INSTALLATION TEAM
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Subcontracted — contractor less directly accountable
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In-house team — contractor directly accountable
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Ask: "Is your installation team in-house or subcontracted?"
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SCOPE DEFINITION
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Lump sum hides inclusions and exclusions
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Itemised quote with explicit exclusions listed
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Always ask for a line-item breakdown before signing
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SURFACE PREPARATION
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Minimal prep; new material on poor substrate
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Full preparation included — hacking, levelling, priming
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Ask: "What surface preparation is included in this quote?"
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Use this framework to evaluate any contractor you are considering — regardless of trade. Go through each criterion, score your contractor honestly from 1 to 5, then total up the score and compare it against the guide below. A contractor who scores well across all 10 is one worth working with. One who scores poorly on the high-weight criteria is one worth replacing before you’ve committed.
For each criterion below, assign your contractor a score from 1 (poor — vague or deflected the question) to 5 (excellent — clear, specific, committed in writing). The weight of each criterion reflects how much it affects your long-term outcome. Multiply each score by its weight, add up the total, and divide by the maximum possible score to get a percentage. Then apply the scoring guide below to interpret your result.
Does your contractor specify the exact material brand, grade, and thickness — or just a generic material name like “aluminium” or “plywood”? Vague material descriptions are where substitutions happen.
Ask: Can you provide a full spec sheet — brand name, model, and panel thickness in writing?
For cabinet works: is the carcass (structural box) also aluminium, or just the door panels? For other trades: is the specified material used throughout, or only in visible areas?
Ask: Is the carcass structure also aluminium? Or is this aluminium doors on a plywood or particle board carcass?
Is the quote itemised — each component listed with its own price — or is it a single lump sum? A lump sum makes it impossible to verify what you are paying for or to compare contractors fairly.
Ask: Can you break this down by component — carcass, door system, hardware, and installation separately?
A “15-year warranty” that covers only hardware (hinges, runners, handles) is very different from one covering the structural carcass and workmanship. Read the actual warranty document, not the sales pitch.
Ask: Does your warranty cover the structural carcass and workmanship, or only components and hardware?
Showroom samples show what is possible. Completed installations show what this specific contractor actually delivers. Ask to see projects similar to your property type — HDB, condo, landed, or commercial.
Ask: Can you show me completed projects similar to mine? Is a site visit to a completed installation possible?
Fabrication adds weeks to a cabinet project. For other trades, mobilisation and material lead times add days. A contractor who cannot commit to a timeline is one whose schedule you will not control.
Ask: What is your current lead time from deposit to installation start? Can that be committed in writing?
For electrical works: EMA licence is legally required. For structural works: BCA approval may apply. For HDB works: HDB renovation permit applies. A contractor who dismisses these requirements is creating liability for you, not them.
Ask: Can you provide your EMA licence number? Which of the works in this scope require HDB or BCA approval?
Problems rarely show up on installation day — they appear 3 to 6 months later. How a contractor handles post-installation issues is one of the most reliable signals of their professionalism. “We’ll sort it out” is not a process.
Ask: If I need rectification 6 months after installation, what is your response process and how quickly will you attend?
Cross-reference Google reviews, Facebook feedback, and HardwareZone renovation forum threads. Weight recent reviews more heavily than older ones. Reviews that are uniformly positive and use identical phrasing are often incentivised.
Ask: Search the contractor’s business name on Google Maps, Facebook, and hwz.sg forums before your meeting.
You should never commit to a finish based on a screen photograph. A contractor who can show you physical samples or invite you to a completed installation is more confident in their work and more accountable than one who cannot.
Ask: Can I see physical samples of the finish I’m choosing, or visit a recently completed installation before I commit?
Score each criterion 1–5 · Multiply by weight · Total ÷ 115 × 100 = your percentage
Do not proceed. Return with the specific questions from this framework. If answers remain vague, find a different contractor.
Several gaps. Push for written answers on the high-weight criteria before signing anything. Getting a second quote is strongly advised.
Reasonable but not strong. Ensure all verbal commitments are in writing before signing. Identify which gaps remain and address them explicitly.
Contractor scores well. Confirm the remaining gaps in your contract and proceed with appropriate confidence.
Strong evaluation across all criteria. Ensure everything is documented in your signed contract. A contractor who scores here is worth keeping for future works.
A renovation quote in Singapore should be a written document — not a WhatsApp number. Here is what a properly structured quote includes across every trade. If yours is missing any of these, ask for it explicitly before signing.
Material brand and specification — not just the material type, but the brand, model or grade, and relevant measurement (thickness, rating, finish type)
Component and hardware brands named — cabinet hinges and runners; electrical breaker brand; grout brand and type for tiling
Quantities stated explicitly — linear footage for cabinets; square footage for flooring, tiling, painting, ceiling; number of points for electrical. A quote with no quantities cannot be verified or compared
Installation explicitly included — some contractors quote supply-only; confirm that installation labour is included and who carries it out
Exclusions listed clearly — hacking, debris disposal, site protection, waterproofing, and structural works should each be confirmed as in-scope or explicitly excluded
Payment schedule with milestones — deposit amount (standard: 10–30%), progress payment trigger points, and final balance terms on completion
Warranty terms in writing — duration, exactly what is covered (structure vs hardware vs workmanship), and the claims process
Timeline committed in the contract — fabrication lead time (if applicable), installation start date, and estimated completion date
Before comparing two quotes side by side, verify that both specify the same material grade, hardware brand, and scope. Two quotes for “kitchen cabinets” can include entirely different things. If one contractor refuses to itemise their quote to the same level of detail as a competitor, that refusal is itself data about how they will behave after you’ve signed and paid a deposit.
These patterns appear consistently in renovation disputes and CASE Singapore complaints. Each one warrants a harder question before you proceed. Satisfactory answers are possible — but a contractor who cannot provide them is showing you how they will operate after you’ve signed.
This is the single most reliable predictor of post-renovation disputes. If a contractor declines to itemise when explicitly asked, you have no way to verify what you are paying for, no fair basis for comparison, and no paper trail if materials are substituted after signing. This is a structural accountability problem, not a minor preference.
Standard industry deposit in Singapore is 10–30% upon contract signing. Deposits above 50% upfront are a consistent pattern in renovation fraud cases reported to CASE. A legitimate contractor with a workshop, staff, and supplier accounts does not need the majority of your money before a single material has been ordered.
A verbal warranty is not a warranty. “I guarantee my work” is a sentiment that cannot be enforced. Warranty terms must be in the contract: coverage period, what is and is not covered, and the procedure to make a claim. Without this, you have no recourse when something fails 18 months later.
Legitimate contractors do not lose their pricing or availability between your meeting on Tuesday and your decision on Friday. Artificial urgency is a closing technique, not a reflection of genuine supply constraints. A contractor who pressures you to sign before you have time to compare is one who does not want you to compare.
Material costs in Singapore are relatively standardised. A quote 40%+ below the others almost always means something is being substituted — thinner material, generic hardware, subcontracted labour, or scope that excludes things you’ve assumed are included. The right response is not to take it gratefully, but to ask specifically what is different in the scope.
A contractor operating in Singapore for more than 18 months will have a Google listing, a Facebook page, or verifiable homeowner references somewhere. Zero online presence combined with pricing that seems attractive is a high-risk combination. Do a basic search before your first meeting, not after you’ve handed over a deposit.
Kitchen · 2 bathrooms · 2 bedrooms · living area
Do not proceed. Return with the specific questions from this framework. If answers remain vague, find a different contractor.
Several gaps. Push for written answers on the high-weight criteria before signing anything. Getting a second quote is strongly advised.
Reasonable but not strong. Ensure all verbal commitments are in writing before signing. Identify which gaps remain and address them explicitly.
Kitchen · 2 bathrooms · 2 bedrooms · living area
Full home · 3 bedrooms · kitchen · 2 bathrooms
New flat from bare — lower hacking, full fit-out
Full home · study · utility · multiple bathrooms
MCST restrictions vary; unit size ranges widely
Full home · 3 bedrooms · kitchen · 2 bathrooms
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We flag hybrid builds where you’re paying for full aluminium but receiving aluminium doors on a plywood carcass
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