Who pays for reinstatement — the tenant or the landlord?

In Singapore the tenant normally pays for reinstatement when the tenancy agreement contains a reinstatement clause, restoring the unit to the condition recorded at move-in, minus fair wear and tear. The landlord pays for ordinary ageing and wear.

Is reinstatement the same as renovation?

No. Renovation changes a space; reinstatement restores it to its original handover condition — removing additions, patching, and repainting to building standard. Reinstatement is usually faster and cheaper than a fresh renovation.

Cost Guide

How Much Does Condo Reinstatement Cost in Singapore? (2026 Price Guide)

By REINSTATE.by MCSG · Updated 22 June 2026 · 6 min read

Condo reinstatement in Singapore typically costs S$4–8 per square foot, or roughly S$3,000–12,000 for most units. The final figure depends on how much built-in carpentry must be removed, how many rooms need repainting to building-standard white, and whether flooring or feature walls have to be restored to the original handover condition.

If your tenancy is ending — or you advise tenants whose lease is — the reinstatement bill is the number everyone wants pinned down before the handover. Here is what condo reinstatement actually costs in Singapore in 2026, broken down by the work involved, with the rates landlords and agents are seeing on the ground.

What is condo reinstatement?

Reinstatement is restoring a rented unit to the exact condition it was handed over in at move-in — removing any tenant additions, patching and repainting walls, and repairing fixtures, minus fair wear and tear. It is not a renovation: nothing is being improved, only returned to its original state.

Most Singapore tenancy agreements include a reinstatement clause making the tenant responsible for this at the end of the lease. Done properly, it is the single biggest factor in whether the security deposit comes back in full.

Condo reinstatement cost breakdown (2026)

Pricing is usually quoted per square foot or itemised by task. For a typical 700–1,200 sq ft condo, expect the following ranges:

Work item	Typical 2026 cost
Full repaint to building-standard white	S$1,000–3,000
Remove built-in carpentry / feature wall	S$400–2,500
Patch & make-good walls, ceilings, holes	S$300–1,200
Parquet / vinyl / tile repair & polish	S$500–2,500
Lighting, power points & fixtures reset	S$200–900
Locks, handles & digital lock removal	S$150–600
Deep cleaning & final handover prep	S$250–600
Indicative total (most units)	S$3,000–12,000

Figures are indicative 2026 market ranges for residential condos; commercial and office reinstatement is priced differently (often S$5–30+ per sq ft). Get a fixed quote against your actual handover inventory before committing.

What drives the price up or down?

Built-in carpentry. The more custom cabinetry, wardrobes and feature walls a tenant installed, the more there is to remove and make-good — usually the single largest line item.
Repaint scope. Accent walls, dark colours and wallpaper all cost more to return to standard white than a unit that was kept neutral.
Flooring condition. Deep scratches in parquet or cracked tiles push costs up; surface scuffs that polish out do not.
Unit size and access. Larger units and tight handover timelines (common with back-to-back tenancies) add cost.

Who pays for reinstatement — tenant or landlord?

The tenant normally pays when the tenancy agreement has a reinstatement clause, restoring the unit to its move-in condition minus fair wear and tear. The landlord remains responsible for ordinary ageing — faded paint from time, minor scuffs, and general wear that any occupant would cause.

The dividing line is fair wear and tear, and it is where most deposit disputes start. A clear move-in inventory with photos is the best protection for everyone.

Is reinstatement cheaper than renovation?

Yes — usually. Reinstatement removes and restores rather than designs and builds, so it is typically faster and 30–60% cheaper than a comparable fresh renovation. See our full renovation vs reinstatement comparison.

How to keep your reinstatement cost down

Start early. Begin planning 4–6 weeks before handover so the work isn't rushed at a premium.
Quote against the inventory. Price only what changed since move-in — not a blanket "make it new".
Bundle the trades. One contractor handling paint, carpentry, flooring and cleaning beats coordinating four.
Photograph everything at move-out to settle any fair-wear-and-tear questions quickly.

Have a handover coming up?

Send us the unit and your lease-end date — we'll give you a fixed reinstatement quote against the actual handover condition, and manage the whole thing to a clean deposit return.

WhatsApp us for a quote →

Cost ranges reflect 2026 Singapore market data for residential reinstatement, triangulated across published contractor pricing. Office/commercial reinstatement is priced separately (S$5–30+/sq ft). Always confirm against a written quote.