Commercial renovation cost in Singapore: quick answer
Based on real commercial renovation work in Singapore, most office renovations fall between $80 to $150 per sqft for a standard fit-out. Retail renovation is usually higher, and F&B renovation can be significantly more expensive because of exhaust, plumbing, fire safety and kitchen requirements.
Office renovation
$80 – $150 psf
Most standard SME office fit-outs with partition, electrical, flooring and basic carpentry.
Retail renovation
$120 – $300 psf
Usually higher when shopfront, display carpentry, lighting and mall requirements are involved.
F&B renovation
$200 – $500+ psf
Higher-risk projects due to exhaust, grease trap, plumbing, fire safety and kitchen requirements.
Industrial / light commercial
$80 – $250+ psf
Depends heavily on power loading, office-to-warehouse ratio, approvals and M&E works.
Contractor insight
Most commercial renovation cost overruns do not come from design. They usually come from compliance issues, aircon limitations, electrical loading, water and drainage problems, or late changes after submission.
For example, a 1,200 sqft office may realistically cost $100,000 to $180,000. A 2,000 sqft office with glass meeting rooms, reception carpentry, data points and upgraded lighting can reach $180,000 to $300,000.
Office renovation cost Singapore
Most SME offices in Singapore fall between 1,000 to 3,000 sqft. A basic open office setup may stay below $100 psf, but once glass rooms, meeting rooms, reception carpentry, pantry, lighting design and data points are included, the cost commonly moves closer to $120 to $180 psf.
| Level | Cost | Typical scope |
|---|---|---|
| Basic office fit-out | $80 – $100 psf | Open office, basic partition, vinyl or carpet, simple lighting and power points. |
| Standard office fit-out | $100 – $180 psf | Meeting rooms, glass partition, reception counter, feature wall, data points and improved lighting. |
| Premium office fit-out | $180 – $300 psf | Higher-end finishes, acoustic rooms, customised carpentry, smart office features and heavier M&E coordination. |
CBD offices in areas such as Raffles Place, Marina Bay and Tanjong Pagar can be 15% to 25% higher because of stricter loading bay timing, lift protection, security clearance, night-work requirements and building management rules.
Itemised commercial renovation cost breakdown
A proper commercial renovation quote should not only show a total price. It should separate construction, M&E, carpentry, approval-related items and exclusions so the tenant can compare scope properly.
| Item | Typical cost | Contractor note |
|---|---|---|
| Partition / drywall | $8 – $15 psf | Depends on height, board type and fire-rated requirements. |
| Glass partition | $18 – $35 psf | Frameless or framed glass, door hardware and acoustic needs affect cost. |
| Electrical point | $60 – $120 per point | Higher if concealed routing or night work is required. |
| Data / TV point | $120 – $180 per point | Important for office workstations, meeting rooms and server areas. |
| Vinyl flooring | $5 – $8 psf | Common for offices because it is fast and cost-effective. |
| Carpet tiles | $6 – $12 psf | Often used in offices for acoustic comfort and easy replacement. |
| Custom carpentry | $300 – $1,200 per ft | Reception counters, pantry cabinets, display walls and storage. |
| Aircon works | $8,000 – $30,000+ | Depends on existing provision, after-hours needs and whether separate systems are required. |
Retail and F&B renovation cost in Singapore
Retail renovation cost depends heavily on shopfront design, display carpentry, lighting intensity, mall guidelines and landlord requirements. F&B renovation is usually the most expensive because the project is not just interior works — it also involves mechanical systems, fire safety, kitchen workflow and plumbing.
Retail renovation
- Basic retail: $120 – $180 psf
- Mall fit-out: $180 – $300 psf
- High-end retail: $300+ psf
F&B renovation
- Light F&B: $200 – $300 psf
- Restaurant / kitchen-heavy: $300 – $500+ psf
- Exhaust rectification: $10,000 – $30,000+
Important before signing lease
For F&B, always check exhaust routing, grease trap, water supply, drainage, electrical loading and SCDF-related constraints before committing to the unit. If the unit cannot support the business use, renovation cost can increase sharply or approval may not be granted.
Permits, MCST approval and compliance
In Singapore, commercial renovation cannot start just because the lease is signed. For most offices, retail shops, industrial units and mall units, the contractor must submit documents to MCST, landlord or building management before the permit to work is approved.
Common reasons permits get delayed
- Drawings are incomplete or not aligned with building requirements.
- Method statements, work schedule or insurance documents are missing.
- Works affect sprinklers, fire alarm, ceiling, common areas or loading routes.
- Contractor details or safety documents do not meet management requirements.
For a deeper explanation, read our guide on commercial renovation permits and compliance in Singapore. This is important because without MCST or management approval, renovation cannot legally start and the project schedule may be pushed back.
Commercial renovation timeline in Singapore
Site check, lease review and feasibility
1–2 weeksBefore confirming the renovation budget, check aircon provision, water inlet, drainage, electrical loading, exhaust feasibility and building house rules.
Space planning and quotation
2–4 weeksLayout, scope, materials and budget should be aligned before submission. Too many decision makers at this stage can delay the whole project.
MCST / landlord / authority approval
2–6 weeksBuilding management may require drawings, method statement, work schedule, contractor documents, insurance and deposit before issuing permit to work.
Renovation and fit-out works
3–10+ weeksOffice renovation can be faster. Retail and F&B usually take longer due to M&E, fire safety, plumbing, exhaust and landlord inspection requirements.
Real mistakes that increase commercial renovation cost
Not checking the aircon system before taking over the unit
Some Singapore office buildings use centralised aircon controlled by the building. The aircon may stop around 6pm. If the tenant needs to work late, a separate cooling solution may be required. This can add roughly $8,000 to $30,000 or more depending on the unit.
Choosing a unit without water supply or drainage
A unit may look suitable based on size, but some businesses need water inlet and discharge points. Beauty, nail, facial, clinic, cleaning and F&B users must check this early. If there is no proper outlet, a pump system may be needed and can add $3,000 to $10,000+.
Ignoring MCST or building management permit requirements
Commercial renovation cannot start just because the lease is signed. If drawings, method statements, insurance or contractor documents are incomplete, the permit to work may be rejected. This can delay the project by 1 to 4 weeks or more.
Reinstatement miscommunication before takeover
In one real case, an incoming tenant asked through the property agent for the landlord not to reinstate the unit. The message was not passed properly. The unit was reinstated to bare shell, the aircon was removed, and the tenant had to spend about $30,000 to reinstall aircon.
Too many people making decisions
When several owners, partners or managers need to approve every layout and material decision, renovation can stall. Late changes affect quotation, submission drawings, material lead time and site schedule.
Reinstatement cost Singapore
Reinstatement is the cost of returning the commercial unit to the landlord’s required handover condition at the end of lease. Many tenants forget to budget for this when they first sign the lease.
| Reinstatement level | Cost range | Typical works |
|---|---|---|
| Basic | $10 – $20 psf | Loose items, simple partition, minor making good. |
| Standard | $20 – $30 psf | Flooring, ceiling, partition, electrical and general removal. |
| Complex | $30 – $40+ psf | Aircon, M&E, heavy carpentry, F&B systems or strict landlord requirements. |
For proper planning, start reinstatement budgeting at least 3 to 4 months before lease expiry. You can also review our commercial reinstatement service.
Commercial renovation FAQ
How much does commercial renovation cost in Singapore?+
A standard office renovation usually costs around $80 to $150 psf. Retail renovation often ranges from $120 to $300 psf. F&B renovation can reach $200 to $500+ psf because of exhaust, plumbing, grease trap, kitchen and fire safety requirements.
How much does a 1,200 sqft office renovation cost?+
A practical budget for a 1,200 sqft office is usually around $100,000 to $180,000 for a standard fit-out with partition, flooring, electrical works, meeting rooms, basic carpentry and lighting.
Why is F&B renovation more expensive than office renovation?+
F&B renovation requires heavier M&E works such as exhaust ducting, grease trap, plumbing, waterproofing, kitchen setup and fire safety coordination. These systems can easily add $20,000 to $60,000+ before finishes are even considered.
Do I need approval before starting commercial renovation?+
Yes. Most commercial projects require building management, MCST or landlord approval before work starts. Depending on scope, BCA, SCDF, PE, QP or other professional submissions may also be required.
What happens if MCST or building management rejects the permit?+
Work cannot start until the submission is accepted. Rejection is usually caused by incomplete drawings, missing method statements, missing insurance, wrong contractor documents, or works that do not follow building rules.
Can I skip SCDF submission for simple renovation?+
Possibly, but only if the works are purely cosmetic and do not affect fire safety systems. If the renovation changes partitions, ceilings, sprinkler layout, fire alarm, exit routes or fire-rated elements, SCDF-related submission may be required.
How long does commercial renovation take?+
A typical office fit-out may take 3 to 6 weeks after approval. Retail and F&B renovation often take 6 to 10 weeks or more because of M&E, plumbing, exhaust, fire safety and landlord inspection requirements.
What is the biggest hidden cost in commercial renovation?+
The biggest hidden costs are usually aircon, exhaust, drainage, electrical loading, fire safety, reinstatement and compliance-related works. These are often missed when tenants only compare design finishes.
Do all commercial units have aircon after office hours?+
No. Some buildings use centralised aircon controlled by building management, and it may stop around 6pm. Tenants who need evening operations should check after-hours aircon charges or budget for separate cooling systems.
What if my unit has no water inlet or drainage outlet?+
You may need plumbing rerouting or a pump system. This is especially important for F&B, clinics, beauty salons, nail salons, facial rooms and cleaning-related businesses. The added cost can be several thousand dollars.
Can I take over existing renovation to save cost?+
Yes, but the takeover condition must be confirmed clearly in writing with the landlord. Do not rely only on verbal communication through an agent. If reinstatement happens before takeover, useful systems such as aircon, partition and wiring may be removed.
What is commercial reinstatement cost in Singapore?+
Commercial reinstatement commonly ranges from $10 to $40+ psf depending on the unit size, ceiling, flooring, partition, M&E removal, aircon removal and landlord requirements.
Can commercial renovation be done after office hours?+
It depends on building rules. Some buildings restrict noisy works, loading bay use and lift access. Night work may need separate approval and can increase labour cost by 15% to 25%.
What documents are usually needed for commercial renovation approval?+
Common documents include layout drawings, reflected ceiling plans, M&E drawings, method statement, work schedule, contractor details, public liability insurance and sometimes PE/QP endorsement depending on the scope.
How can I reduce commercial renovation cost?+
Keep existing aircon and M&E where possible, avoid unnecessary hacking, finalise decisions early, check utilities before signing the lease, and compare quotation scope instead of only comparing total price.
Get a realistic commercial renovation quote
WhatsApp us your floor plan, unit condition and business type. We will advise on estimated cost range, approval requirements, feasibility issues and possible hidden costs before renovation starts.