The hidden renovation costs most landed homeowners underestimate

Ivan Lin
Jul 1, 2025
2 min read

By Ivan Lin, 1st July 2025

Landed home renovation is often romanticized as the "ultimate upgrade" with more space, more freedom, more control. However, in reality, landed project are where homeowners most commonly lose control of cost, timeline, and expectations. Not because landed homes are impossible to renovate but because many homeowners underestimate what they're really committing to.

1. A&A vs Rebuild: The First Landed Renovation Cost Trap

Many landed homeowners start with: “Let’s just do A&A, should be cheaper.” On paper, yes but in reality:

· Structural reinforcement

· Old drainage realignment

· Non-compliant beams or slabs

· Legacy construction issues hidden behind walls

A&A projects often become partial rebuilds without the clarity of a rebuild budget. By the time these issues surface, you’re already committed.

Minimalist modern living room with cream sofa, wall-mounted TV, and full-height sheer curtains - Aart Boxx Interior design project. — Project Jalan Menarong I By Aart Boxx Interior

2. Authority Submissions: A Hidden Landed Renovation Cost Are Not a Small Line Item

Unlike apartments, landed homes require:

· BCA submissions

· URA approvals

· Structural PE endorsements

· Drainage and boundary clearances

These are not optional, and delays here can cost:

· Months of holding costs

· Contractor standby fees

· Redesign expenses

If your landed renovation timeline didn’t include buffer for approvals, the cost is already underestimated.

3. M&E Upgrades Cost More Than You Think

Most landed houses in Singapore were:

· Designed decades ago

· Not planned for modern power loads

· Built before today’s comfort expectations

Upgrading:

· Electrical capacity

· Water pressure

· Air-conditioning systems

· Smart home infrastructure

These are not decorative work. It’s core infrastructure, and it adds up quickly.

A modern dining area with soft lighting, display cabinet and wall design - Aart Boxx Interior design project — Project Jalan Menarong I Aart Boxx Interior

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4. Bigger Space ≠ Linear Cost

Many landed homeowners assume “Double the space, double the cost.”

In reality:

· Larger spaces require better planning

· Poor layouts increase carpentry and wasted materials

· Ceiling heights, voids, and staircases multiply complexity

Bad planning doesn’t just cost more; it creates homes that feel awkward despite the size. I’ve seen a number of landed home owners spending a bomb but getting very badly planned home.

5. The Most Expensive Mistake: Wrong Designer Fit

Landed homes require:

· Structural understanding

· Authority experience

· Strong spatial planning

A designer skilled in condos or BTOs may not be equipped for landed projects — even with a good portfolio. If these realities weren’t discussed during your first consultation, that’s not optimism, it’s inexperience.

Landed homes reward preparation, not assumptions.