Illustrative home study · fictional household

Room to cook

Two adults who cook most evenings bought a 90 m² HDB 4-room resale flat. They wanted a kitchen that works hard, and to keep everything that already did.

Home: HDB 4-room resale, 90 m²
Rooms: 3 bedrooms, 2 bathrooms
Selected works allowance: S$26,500–46,500Not a whole-project total
Whole journey: 16–26 weeks

Kitchen

Replace

What stays: The window, the service pipe and the layout of the run.
What changes: A new run with peach upper doors, timber lower doors and a terrazzo-look worktop. The sink and tap are replaced like for like.
Still to check: Can the new worktop sit at the same height as the window ledge?

Living

Refresh

What stays: The floor tiles and the window frames.
What changes: Paint, new light fittings on the existing points, and new fronts on the TV cabinet.
Still to check: Do the floor tiles sound hollow anywhere?

Bathrooms

Refresh

Small bathroom keeping its white wall tiles and green mosaic floor, with a new oak vanity, basin and mirror.

What stays: Wall and floor tiles in both bathrooms.
What changes: New vanities, mirrors and fittings. No tile overlay, so no waterproofing work.
Still to check: Are the existing tiles sound enough to keep for another ten years?

Bedrooms

Keep

Empty bedroom with retained pale timber wardrobe and timber-look vinyl floor.

What stays: All three wardrobes, the floors and the walls.
What changes: Nothing in this plan. Paint can be added later as a separate choice.
Still to check: Will the wardrobe doors still close well once the flat is repainted?

Utility

Keep

What stays: The washer space, shelves and service yard.
What changes: Nothing in this plan.
Still to check: Is there space for a dryer above the washer?

Two hands measuring an existing kitchen cabinet door with a plain steel tape measure. — **Measured before anything was ordered.** Illustrative, AI-generated

The allowance, line by line

Design, coordination and protection: S$4,000–6,000
Living, refresh: S$2,500–4,500
Kitchen, replace: S$12,000–19,000
Kitchen fixtures, replace: S$600–1,200
Bathroom 1, refresh: S$1,000–1,500
Bathroom 1 fixtures, refresh: S$200–500
Bathroom 2, refresh: S$1,000–1,500
Bathroom 2 fixtures, refresh: S$200–500
Haulage and disposal: S$1,000–2,000
Selected works allowance, with GST and reserve: S$26,500–46,500

Outside this amount

Whole-home electricalUnresolved until inspection: S$5,995–11,282S$5,000–9,000 before GST and reserve
Whole-home plumbingUnresolved until inspection: S$2,398–5,014S$2,000–4,000 before GST and reserve

Fictional allowances, model dated 12 October 2026. Not a quotation. Site work 8–14 weeks; whole journey 16–26 weeks; permit conditions govern.

In this home

ReplaceKitchen
RefreshLiving
RefreshBathrooms
KeepBedrooms
KeepUtility

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Try a change

What if the wiring goes too?

If the inspection had found old wiring, how would this plan change?

Sample plan

As plannedWith new wiring

HDB 4-room resale, 90 m², 3 bed, 2 bath

Selected works allowance

S$26,500–46,500

Not a whole-project total. Includes modelled 9% GST and a 10–15% reserve. Fictional prices, model dated 12 October 2026.

Kitchen rebuilt; living room and both bathrooms refreshed; bedrooms, floors and tiles kept.

Timing: 8–14 weeks on site, 16–26 weeks overall
Outside the allowance: Whole-home electrical S$5,995–11,282; Whole-home plumbing S$2,398–5,014, until inspected

HDB 4-room resale, 90 m², 3 bed, 2 bath

Selected works allowance

S$32,500–57,500

Not a whole-project total. Includes modelled 9% GST and a 10–15% reserve. Fictional prices, model dated 12 October 2026.

The kitchen-first plan, with whole-home wiring replaced. Plumbing waits for inspection.

Timing: 8–14 weeks on site, 16–26 weeks overall
Outside the allowance: Whole-home plumbing S$2,398–5,014, until inspected

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