Transparent per-square-foot rates for every reinstatement scope in Singapore, from HDB flats to Grade A offices. Use the calculator for an instant estimate, then get a fixed written quote for your actual unit.
Use the free cost calculator →Final quotes depend on the make-good clause in your tenancy agreement, actual site condition, and building access requirements.
| Property Type | Rate (S$/sqft) | Typical Total | Timeline | What's Included |
|---|---|---|---|---|
| HDB Flat (3-4 room) | S$800 - 4,000 | Fixed price, not per sqft | 2-4 days | Repainting, nail-hole patching, fixture removal, light cleaning. Lightest scope. |
| Condo / Apartment | S$4 - 8 | S$3,000 - 12,000 | 3-7 days | Built-in carpentry removal, repainting, flooring restoration, fixture removal, MCST work permit coordination. |
| Landed House | S$3 - 8 | S$8,000 - 25,000 | 7-14 days | Full reinstatement including unapproved additions demolished back to URA-approved plans. Priced as construction, not make-good. |
| Office (Light Fit-Out) | S$3 - 8 | S$3,000 - 8,000 | 3-7 days | Few partitions, minimal M&E, carpet and ceiling tile replacement, basic electrical disconnection. |
| Office (Standard) | S$8 - 18 | S$8,000 - 25,000 | 7-14 days | Glass partition removal, ceiling and lighting reinstatement, data cabling strip-out, LEW-endorsed electrical works, building management sign-off. |
| Office (Heavy / Grade A) | S$18 - 30+ | S$25,000+ | 14-30 days | Raised flooring, extensive M&E decommissioning, specialist disposal, after-hours works, strict building management protocols. |
| Retail / Mall | S$15 - 25 | S$10,000 - 35,000 | 7-21 days | After-hours works, hoarding, fixture and display removal, mall management coordination, fire safety reinstatement. |
| F&B Outlet | S$18 - 28 | S$15,000 - 55,000 | 14-30 days | Grease trap removal, exhaust ducting dismantling, gas piping disconnection, NEA and City Gas coordination, SCDF fire protection re-certification. |
| Industrial / Warehouse | S$6 - 12 | S$6,000 - 30,000 | 7-21 days | Mezzanine floor removal, machinery foundation make-good, three-phase power disconnection by LEW, JTC compliance where applicable. |
Breakdown of common line items in a reinstatement quote. Use this to compare itemised quotes from different contractors.
| Work Item | Unit | Price Range (SGD) | Notes |
|---|---|---|---|
| Drywall partition removal | Per m² | S$30 - 80 | Includes disposal and patching. Glass and masonry partitions cost more. |
| Glass partition removal | Per m² | S$60 - 120 | Frameless glass costs more. Includes framing removal and ceiling make-good. |
| Built-in wardrobe removal | Per unit | S$150 - 400 | Removal plus make-good of wall and floor behind it. |
| Kitchen cabinet removal | Per run | S$300 - 800 | Tiling and plumbing points exposed by removal may need patching. |
| Feature wall removal | Per wall | S$200 - 700 | Substrate damage and paint matching across the rest of the wall. |
| Full unit repainting | Per unit | S$1,000 - 3,000 | Floor area, number of coats, surface prep, ceilings and accent walls. |
| Electrical decommissioning (LEW) | Per point | S$80 - 200 | Must be endorsed by a Licensed Electrical Worker. Includes EMA certificate submission. |
| Data cabling strip-out | Per point | S$30 - 60 | Removal of trunking, cables and faceplates. Ceiling make-good included. |
| Ceiling reinstatement | Per m² | S$25 - 55 | Replacement of ceiling tiles, grid repair, lighting fixture removal. |
| Flooring restoration (parquet polish) | Per sqft | S$1.50 - 4 | S$500 - 2,500 total. Most floor wear restored by polishing, not replacement. |
| Vinyl / laminate removal | Per sqft | S$1 - 3 | Includes disposal. Subfloor inspection and patching as needed. |
| Debris disposal | Per trip | S$300 - 800 | Standard debris included in MCSG quotes. Specialist waste (asbestos, chemical) extra. |
| End-of-tenancy cleaning | Per unit | S$150 - 500 | Separate scope from reinstatement. Often a different contractor. |
More partitions, built-ins and M&E modifications mean higher per-square-foot rates. A bare-shell office with minimal works costs a fraction of a fully fitted F&B outlet.
Malls and Grade A offices often require after-hours works (10pm-8am), hoarding, and strict noise control. This adds a 30-50% premium over standard daytime works.
Any electrical decommissioning in commercial premises requires LEW endorsement. Extensive M&E works, three-phase power, and SCDF fire safety system isolation significantly increase cost. All works carry Public Liability Insurance as required by building management.
Standard construction debris is included in most quotes. Specialist waste like asbestos, chemical residue, or commercial refrigerants requires licensed disposal at additional cost.
Your tenancy agreement defines the exact reinstatement scope. A vague clause can lead to disputes; a detailed clause with an inventory and photos protects both parties.
A standard 7-14 day timeline is included. Rush jobs with compressed timelines, weekend works, or multiple trades running simultaneously carry premium rates.
Reinstatement means returning a leased space to its original condition before you hand it back. Most tenancy agreements include a make-good clause requiring it, and the landlord can deduct from your deposit if the agreed scope is not completed. You remove fit-out, restore walls, floors and ceilings, and clear all debris.
Cost per square foot depends on scope, not floor area alone. Offices run S$8 to S$18 per sqft, retail S$15 to S$25, F&B S$18 to S$28, industrial S$6 to S$12, and residential S$3 to S$12. MCSG quotes after a site visit and a review of your make-good clause. MCSG is not GST-registered, so no GST is added.
Most small to mid-size units take one to three weeks, depending on scope and approvals. Hacking, M&E termination, making good and cleaning run in sequence. Building management permits and after-hours restrictions can add days. Start early so the work finishes before your lease ends and the landlord inspects.
A dilapidation report records the condition of your unit at handover, with photos and a list of defects. It matters because the landlord uses it to decide what you must restore. Ask for it early, compare it against your make-good clause, and agree the justified defects with your landlord before the final inspection.
The landlord lists the defects and usually gives you a short window to fix them, or deducts the cost from your deposit. Compare the cost of rectification against the landlord's proposed deduction. Send your contractor back with the inspection list for agreed items, then request a re-inspection to release your deposit.
Only if your landlord agrees in writing. Most leases require you to remove tenant-installed units and restore ceilings and walls. If the landlord wants the unit kept, get that confirmed in the handover documents. MCSG also services air-con units, so you can have them cleaned or removed in the same visit.
Yes. Building management must approve your work schedule, and many buildings require a nominated contractor or an approved list. You will usually submit a permit application with proof of Public Liability Insurance. MCSG handles the permit paperwork and coordinates timing, lift bookings and after-hours access with the building office.
You may be charged holding-over rent and the landlord can hire a contractor at your cost. Your deposit can be used to cover this. Contact your landlord before the deadline to request an extension in writing. Then book a contractor immediately to minimise holding-over costs.
Yes. Electrical termination, power point capping and any change to the distribution board must be done or supervised by a LEW. The LEW also handles required testing and sign-off. Never let an unlicensed worker cap live circuits. MCSG arranges the LEW so your electrical reinstatement is documented and accepted at handover.
A quote typically covers hacking, fit-out removal, M&E termination, making good, cleaning and debris disposal. Landlord fees and permit deposits are usually excluded. Fire protection and sprinkler work may need SCDF-compliant reinstatement, so confirm it is listed. Ask for a written scope that matches your make-good clause.
Send us your tenancy agreement's make-good clause and a few photos. We'll return an itemised, fixed-price quote within 24 hours, with no hidden charges.