How much does HDB reinstatement cost in Singapore?

HDB rental reinstatement in Singapore typically costs S$800–4,000, depending on flat size and how much the tenant changed. A standard 3- or 4-room flat usually needs a repaint to original white, patching of nail holes, removal of any tenant-installed fixtures and a deep clean. HDB flats generally cost less to reinstate than condos because fit-outs are lighter.

What do HDB tenants have to restore at the end of a tenancy?

An HDB tenant normally has to return the flat in its original handover condition, minus fair wear and tear: repaint walls to the original colour, patch holes from shelves and TV brackets, remove any added fixtures or partitions, and clean the unit. Anything installed during the tenancy is usually the tenant's to remove and make good.

Is HDB reinstatement cheaper than condo reinstatement?

Yes, usually. HDB rental fit-outs are lighter than condo fit-outs — less built-in carpentry and fewer feature walls — so there is less to remove and make good. HDB reinstatement commonly runs S$800–4,000, while condo reinstatement is often S$3,000–12,000.

Who pays for HDB reinstatement — tenant or landlord?

The tenant pays when the tenancy agreement includes a reinstatement clause, restoring the flat to its move-in condition minus fair wear and tear. The landlord remains responsible for ordinary ageing and wear. A clear move-in inventory with photos is the best way to settle who pays for what.

HDB Guide

HDB Reinstatement in Singapore: Cost & What Tenants Must Restore (2026)

By REINSTATE.by MCSG · Updated 24 June 2026 · 6 min read

HDB rental reinstatement in Singapore typically costs S$800–4,000. For most 3- and 4-room flats it means repainting walls back to the original white, patching nail holes from shelves and TV brackets, removing any tenant-installed fixtures, and a deep clean before handover. HDB flats usually cost less to reinstate than condos because fit-outs are lighter.

When an HDB tenancy ends, the flat has to go back to the landlord in the same condition it was rented out — and that "reinstatement" step decides whether the deposit comes back in full. Here's what HDB reinstatement actually costs in Singapore in 2026, exactly what tenants are expected to restore, and how to keep the bill (and the disputes) down.

What is HDB reinstatement?

HDB reinstatement is restoring a rented flat to its original handover condition — repainting, patching, removing tenant additions and cleaning — minus fair wear and tear. It applies to whole-flat and room rentals where the tenancy agreement includes a reinstatement clause, which most do.

It's the same principle as rental reinstatement in a condo, just lighter: HDB tenants rarely build the carpentry and feature walls that drive condo costs up.

HDB reinstatement cost breakdown (2026)

For a typical 3- or 4-room flat, expect these ranges — final cost depends on flat size and how much changed during the tenancy:

Work item	Typical 2026 cost
Repaint whole flat to original white	S$600–1,800
Patch nail holes, brackets & make good	S$150–600
Remove tenant fixtures, shelving & partitions	S$100–600
Minor flooring / fixture repairs	S$100–700
Deep cleaning & handover prep	S$150–400
Indicative total (most flats)	S$800–4,000

Larger flats (5-room, executive) and flats with heavier tenant modifications sit at the upper end. Get a fixed quote against your move-in inventory before committing.

What HDB tenants must restore

Walls. Repaint to the original colour (usually white); cover any accent walls, wallpaper or marks.
Holes & brackets. Patch and make good nail holes from shelves, TV mounts and hooks.
Tenant additions. Remove anything you installed — added shelving, partitions, bidets, light fittings — and restore the original.
Fixtures & fittings. Return provided items (aircon, water heater, built-ins) in working order, fair wear and tear aside.
Cleanliness. Hand the flat back cleaned, including kitchen, toilets and any provided appliances.

Note: "HDB reinstatement" can also refer to HDB requiring an owner to undo unauthorised renovation (e.g. hacked walls). That's a separate obligation to HDB — this guide covers tenancy reinstatement between tenant and landlord.

HDB vs condo reinstatement — why HDB is cheaper

HDB reinstatement is usually cheaper than condo because HDB tenancies involve lighter fit-outs — less built-in carpentry, fewer feature walls and simpler flooring. Most of the cost is repainting and making good, not stripping out joinery.

For comparison, see our condo reinstatement cost guide (typically S$3,000–12,000) and the broader reinstatement works cost guide.

Who pays — tenant or landlord?

The tenant pays when the tenancy agreement has a reinstatement clause — restoring the flat to move-in condition minus fair wear and tear. The landlord covers ordinary ageing, like paint that has naturally faded over a long tenancy.

Where it gets disputed is the line between damage and fair wear and tear. A photo-documented move-in inventory is the single best protection for both sides.

How to protect your HDB deposit

Photograph at move-in and move-out. Date-stamped photos settle most fair-wear-and-tear questions instantly.
Repaint to the original colour, not just any white — landlords notice mismatched shades.
Quote against what changed, not a blanket "make it new".
Start 2–3 weeks before handover so the work isn't rushed at a premium.

HDB tenancy ending?

Send us the flat type and your handover date — we'll give you a fixed HDB reinstatement quote against the actual condition, and manage the repaint, make-good and clean to a full deposit return.

WhatsApp us for a quote →

Cost ranges reflect 2026 Singapore market data for HDB residential rental reinstatement, triangulated across published contractor pricing. Obligations vary by tenancy agreement — always confirm against your lease and a written quote.