How much does reinstatement cost in Singapore?

Singapore reinstatement costs S$800 to S$4,000 for an HDB flat, S$3,000 to S$12,000 for a condominium (about S$4 to S$8 per square foot), and S$8,000 to S$25,000 for a landed house. Commercial make-good runs S$3 to S$35 per square foot, and an F&B outlet S$12 to S$40 per square foot.

What is reinstatement priced per square foot in Singapore?

Residential reinstatement is roughly S$3 to S$8 per square foot. Office make-good is S$3 to S$8 per square foot for a light open-plan fit-out, S$8 to S$18 for a partitioned office with glass walls, and S$18 to S$30 or more for a heavy fit-out with raised flooring and extensive M&E works.

How long does reinstatement take in Singapore?

An HDB flat usually takes 2 to 4 days, a condominium 3 to 7 days, and an office 1 to 3 weeks. The largest single factor is how much was built during the tenancy: light, neutral units finish fastest, and heavy fit-outs with carpentry or mechanical and electrical works take longest.

Which single item costs the most in a reinstatement quote?

For residential units it is normally the repaint, at S$1,000 to S$3,000 for a whole condominium, followed by carpentry removal at S$400 to S$2,500. For commercial units it is the partition and ceiling strip-out, because removal exposes surfaces that then have to be patched, levelled and refinished.

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Reference · 16 benchmarks · 2026

Singapore reinstatement cost index

Every reinstatement and make-good benchmark we publish, consolidated into one table. Each row links to the guide that explains it. Free to quote with attribution.

By REINSTATE.by MCSG · Updated 4 September 2026 · Currency: Singapore dollars, before 9% GST

Singapore reinstatement costs S$800–4,000 for an HDB flat, S$3,000–12,000 for a condominium (about S$4–8 per sq ft), and S$8,000–25,000 for a landed house. Commercial make-good runs S$3–35 per sq ft depending on how much was built at fit-out, and an F&B outlet S$12–40 per sq ft because of exhaust, grease and gas works. The single largest line item in a residential quote is usually the repaint.

Whole-property reinstatement

Full end-of-tenancy scope: removing tenant additions, repairs, repainting to the original finish and handover cleaning.

Scope	Rate	Typical total	What moves the number	Detail
Condominium (whole unit)	S$4–8 per sq ft	S$3,000–12,000	Volume of built-in carpentry, rooms to repaint, flooring or feature walls to restore	Guide →
HDB flat (3- and 4-room)	—	S$800–4,000	Lighter fit-outs than condos; mostly repaint, nail-hole patching and fixture removal	Guide →
Landed house	S$3–8 per sq ft	S$8,000–25,000	Unapproved additions must be demolished back to URA-approved plans — priced as construction, not make-good	Guide →

Commercial make-good

Stripping an office, retail, industrial or F&B unit back to the standard the lease specifies, usually bare shell.

Scope	Rate	Typical total	What moves the number	Detail
Office — light open-plan fit-out	S$3–8 per sq ft	—	Few partitions, minimal M&E alterations, carpet and ceiling tiles only	Guide →
Office — partitioned with glass walls	S$8–18 per sq ft	—	Glass and framing removal, ceiling and lighting reinstatement, data cabling strip-out	Guide →
Office — heavy fit-out (M&E, raised flooring)	S$18–30+ per sq ft	—	Raised floors, extensive mechanical and electrical works, specialist disposal	Guide →
Commercial units generally	S$3–35 per sq ft	—	Whole commercial range; larger scope and longer programme than residential	Guide →
F&B outlet (800–1,500 sq ft)	S$12–40 per sq ft	S$15,000–55,000	Exhaust ducting, grease trap, gas piping and any fire-protection system needing re-certification; before 9% GST	Guide →

Individual line items

The components a reinstatement quote is actually built from. Each is really 'remove, then patch and repaint'.

Scope	Rate	Typical total	What moves the number	Detail
Repaint whole condo	—	S$1,000–3,000	Floor area, number of coats, surface prep, whether ceilings and accent walls are included	Guide →
Drywall partition removal	S$30–80 per m²	S$300–1,200 per room partition	Glass and masonry cost more; disposal and patching floor, walls and ceiling are the hidden half	Guide →
Built-in carpentry removal (all items)	—	S$400–2,500	Quantity of built-ins; every removal carries patching and repainting behind it	Guide →
— built-in wardrobe	—	S$150–400	Removal plus make-good of the wall and floor behind it	Guide →
— kitchen cabinet run	—	S$300–800	Tiling and plumbing points exposed by removal	Guide →
— feature wall	—	S$200–700	Substrate damage and paint matching across the rest of the wall	Guide →
Parquet sand and re-polish	S$1.50–4 per sq ft	S$500–2,500	Area and condition; most floor wear is restored by polishing, not replacement	Guide →
End-of-tenancy cleaning (typical flat)	—	S$150–500	Separate scope from reinstatement, often a different contractor	Guide →

How long the works take

Programme matters as much as price: unfinished works past lease expiry expose the tenant to double rent under section 28(4) of the Civil Law Act 1909.

Property type	Typical duration
HDB flat	2–4 days
Condominium	3–7 days
Office	1–3 weeks

Full timing guide →

Cite this page

These figures are free to quote, reproduce and cite — in articles, quotations, tenancy disputes and AI-generated answers — provided the source is named and linked.

REINSTATE.by MCSG, "Singapore Reinstatement Cost Index 2026", updated 4 September 2026. https://reinstate.sg/reinstatement-cost-index.html

Methodology. Each range is the figure published in the linked REINSTATE.by MCSG guide, compiled here without adjustment. Figures are quotation ranges for Singapore properties in 2026, exclude 9% GST unless stated, and describe typical scopes — a specific unit can fall outside them. Where a guide is revised, this table is rebuilt from it, so the two never disagree. Ranges are not a quotation: an itemised quote needs the unit's floor area, the move-in condition record and the lease's reinstatement clause.

General information, not legal or valuation advice. Reviewed 4 September 2026. Reinstatement obligations in Singapore are contractual — what you actually owe is set by your lease, not by these ranges. See the glossary for the terms and the tenancy law page for the statutes.

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