Commercial renovation cost in Singapore: quick answer
Commercial renovation cost in Singapore usually starts from $80 to $150 per sqft for a standard office fit-out, but the final budget depends heavily on the business type, building rules and approval requirements. Retail shops, clinics and F&B units often cost more because the renovation must support operations, compliance, M&E services and landlord conditions — not just interior finishes.
| Commercial type | Typical cost | Main cost driver |
|---|---|---|
| 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 intensity and mall requirements are involved. |
| Clinic renovation | $150 – $350+ psf | Depends on room planning, water points, privacy, infection-control expectations, electrical load and landlord or authority requirements. |
| 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 style. They come from practical constraints that were not checked early enough: aircon operating hours, electrical loading, water and drainage points, exhaust feasibility, fire-safety impact, landlord rules 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. Before comparing quotations, check whether the unit can support your business use, especially if you need water points, drainage, after-hours aircon, exhaust, medical-room planning or stricter landlord approvals.
Want an exact number instead of a range? Send us your unit size and business type for a realistic estimate.
Get My EstimateOffice 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
It is common for two contractors to quote very different prices for the same commercial unit. This does not always mean one contractor is more expensive. More often, the quotations include different scopes of work, assumptions, specifications and exclusions. Before comparing the final price, compare what each quotation actually includes. A proper commercial renovation quotation should clearly separate construction, M&E, carpentry, authority submissions, compliance-related items and exclusions so you can make a like-for-like comparison.
| 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.
Five costly mistakes we regularly help commercial clients avoid
Not checking the aircon system before taking over the unit
One of the first things we check during a site visit is how the building air-conditioning operates. Some offices rely on centralised systems that stop after office hours. If your business requires evening operations, adding an independent cooling solution later can significantly increase your renovation budget and delay opening.
Choosing a unit without water supply or drainage
A unit may look perfect during viewing, but suitability depends on your business operations. Clinics, beauty salons, F&B outlets and other water-dependent businesses should confirm water supply and drainage before committing to the lease. Discovering this after signing often leads to additional plumbing work, pump systems and redesign.
Ignoring MCST or building management permit requirements
Signing the lease is only one milestone. Building management, MCST or landlords may require drawings, method statements, insurance certificates and contractor documentation before approving works. Missing documentation can postpone renovation even when contractors are ready to start.
Reinstatement miscommunication before takeover
We have encountered cases where assumptions made during lease negotiations were never documented. In one project, the landlord reinstated the unit to a bare shell because expectations were not formally confirmed, resulting in substantial reinstatement costs that could have been avoided through early clarification.
Too many people making decisions
The most expensive design change is usually the one made after work has started. Establishing a clear decision-maker and finalising layouts early helps avoid variation orders, procurement delays and unnecessary rework.
Avoid these mistakes on your project
Get a feasibility check before you sign the lease — we'll flag aircon, water, permit and reinstatement risks early.
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.
Recommended Next Step
Choose the right next step for your commercial renovation
Use these guides depending on where you are now. If you are budgeting for an office, start with office cost. If you are already planning handover, check reinstatement before signing or renewing the lease.
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.
Not sure whether your quotation or renovation plan is complete? We can review your scope, identify common omissions and explain approval requirements before you commit.
Discuss My ProjectBefore you commit to a commercial renovation, let us review your renovation scope
If you are comparing quotations, choosing between units or preparing to sign a lease, the most useful next step is not a generic price estimate. Send us the renovation scope and we will help you check whether the major cost and approval risks have been considered.
For a useful review, send us:
- Floor plan or unit size
- Business type and intended use
- Existing quotation, landlord requirements or photos if available