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Reinstatement Cost in Singapore: 2026 Guide
Typical reinstatement prices per sq ft for offices, shops, F&B and homes, what drives the cost, and how to get an accurate quotation.
- Updated October 2026
- Prices before GST
Prices below are typical market ranges in Singapore for 2026, to help you budget. They are not a quotation. Your actual price depends on the lease requirement and what is in the unit, so a site survey is always needed for a firm figure.
Typical reinstatement cost per sq ft
| Unit type | Typical starting rate | What pushes it higher |
|---|---|---|
| Office, open plan | From about S$4 psf | Glass partitions, raised floors, server rooms, heavy cabling |
| Retail shop | From about S$5 psf | Shopfront removal, mall after-hours work, hoarding |
| F&B | From about S$6.50 psf | Kitchen exhaust, grease traps, cold rooms, wet-area tiling |
| HDB or condo | From about S$3 psf, often priced per job | Carpentry, false ceilings, added partitions, floor tiles |
Light, medium and heavy fit-outs
Published Singapore guides commonly group office reinstatement by how much was built in:
- Light fit-out (open plan, carpet, few partitions): roughly S$3–S$8 psf
- Medium fit-out (glass partitions, meeting rooms, pantry): roughly S$8–S$18 psf
- Heavy fit-out (raised floors, server rooms, extensive M&E): roughly S$18–S$35+ psf
Rates per sq ft usually fall as the unit gets larger, though the total rises.
Budget by office size
Using the light and medium ranges above, indicative totals before GST:
| Office size | Light fit-out | Medium fit-out |
|---|---|---|
| 1,000 sq ft | S$3,000–S$8,000 | S$8,000–S$18,000 |
| 2,000 sq ft | S$6,000–S$16,000 | S$16,000–S$36,000 |
| 3,000 sq ft | S$9,000–S$24,000 | S$24,000–S$54,000 |
| 5,000 sq ft | S$15,000–S$40,000 | S$40,000–S$90,000 |
Larger units usually land toward the lower end of each range per sq ft.
Worked example
A 1,500 sq ft open-plan office with carpet, a few drywall partitions and a false ceiling would typically fall somewhere around S$5,000–S$8,000 before GST. Add glass meeting rooms or a server room and it can move into the medium range above.
What affects the price
- The lease requirement: bare shell usually costs more than “original condition”.
- What’s been built in: partitions, ceilings, flooring, carpentry and M&E.
- Access and working hours: after-hours mall or CBD work costs more than daytime access.
- Disposal volume: more debris means more lorry trips.
- Timeline: a rushed schedule needs more workers on site at once.
Why hiring a contractor directly usually costs less
If the unit isn’t reinstated by the handover date, the landlord can appoint their own contractor and deduct the cost from your deposit. That route often costs noticeably more and leaves you no say in the price. Getting your own itemised quotation early keeps you in control of the cost.
How to get an accurate price
- Find the reinstatement clause in your tenancy agreement and any handover checklist from the landlord.
- Send it with photos and the floor plan on WhatsApp.
- We survey the unit for free and send an itemised quotation.
Related: office reinstatement · retail and F&B reinstatement
Partitions and flooring are usually the biggest cost items. See what each involves: partition wall removal, carpet removal and vinyl flooring removal.
Related guides
Get a price for your unit
Send photos, the floor plan and your handover date. Site surveys are free and every quotation is itemised.
Questions we get asked
Can’t see yours? Send it on WhatsApp with a photo of the unit.
Is GST included in reinstatement prices?
The ranges on this page are before GST. Quotations state clearly whether GST applies.
Why do quotes from different contractors vary so much?
Usually because they priced different scopes, for example bare shell versus original condition, or left out disposal or after-hours work. Compare itemised quotations line by line.
Can I reduce the reinstatement cost?
Sometimes. Ask the landlord whether the incoming tenant wants to keep items such as partitions or ceilings. Anything they accept in writing doesn’t need to be removed.
Is the site survey free?
Yes. The survey and quotation are free, with no obligation.
Tell us your handover date
We’ll reply with an initial estimate and a time for a free site survey.