A&A vs Renovation: Key Differences in Singapore Regulations

A&A vs Renovation: Key Differences in Singapore Regulations

If you’ve just purchased an older landed home in Singapore, maybe a terrace in Opera Estate, a semi-D in Serangoon Gardens, or a bungalow in Bukit Timah, you’re likely asking the same question most homeowners ask:

Should I do renovation or A&A? What’s the difference in Singapore?

Although people often use “renovation” and “A&A” interchangeably, they are not the same.
In Singapore, BCA (Building and Construction Authority) and URA regulations clearly distinguish the two, and choosing the wrong category can cause delays, stop-work orders, and unnecessary costs.

This guide explains the differences in simple, practical terms, with real examples from landed estates across Singapore.

1. What Counts as Renovation in Singapore?

Renovation refers to non-structural works that do not alter the building’s main framework.

Renovation typically includes:

• replacing flooring

• painting

• carpentry and built-ins

• changing doors or windows (not enlarging openings)

• kitchen refresh

• bathroom upgrades

• lighting replacement

• rewiring (minor, internal)

• AC replacement

• plastering

• waterproofing improvements

Renovation DOES NOT require BCA structural submissions.

It’s fast, affordable, and minimally disruptive.

Renovation Is Suitable For:

✔ Homes built in the 2000s or newer

E.g., landed clusters in:

• Luxus Hill

• Westwood Park

• Punggol Field Walk

These often have good structures but dated interiors.

✔ Homes with modern layouts already

Open-concept layouts in newer semi-Ds and terraces in:

• Lentor private enclave

• Springleaf

• Holland Grove

only need interior upgrades.

✔ Owners who just want cosmetic changes

New paint, new kitchen, new tiles, renovation is ideal.

✔ Homeowners who plan to rent out the property

Renovation refreshes the unit without heavy spending.

2. What Counts as A&A in Singapore?

Additions & Alterations (A&A) refer to works that modify, extend, or upgrade the structure, but WITHOUT demolishing the main structural framework.

A&A includes:

• adding a room

• rear extension

• enlarging kitchen or dining area

• adding a bathroom

• shifting internal walls

• new staircase design

• partial roof changes

• new façade

• adding mezzanine floor

• modifying window sizes

• redesigning front elevation

• major M&E system upgrade

A&A requires BCA compliance and PE (Professional Engineer) involvement.

It is far more substantial than renovation.

A&A Is Suitable For:

✔ Older landed homes (30–50 years old)

Examples:

• Serangoon Gardens

• Frankel Estate

• Opera Estate

• Thomson Ridge

• Seletar Hills

• Sunset Way / Clementi Park

Older homes usually have outdated layouts that can only be improved through A&A.

✔ Homes with good structure but inefficient layout

Long, narrow terraces in Telok Kurau, Jalan Daud, Kovan, or Upper Serangoon often need:

• open-concept living

• better airflow

• skylights

• kitchen expansion

Renovation alone cannot achieve this.

✔ Homeowners who need functional upgrades

A&A is perfect when you want:

• bigger family area

• helper’s room

• bathroom for each bedroom

• brighter interiors

• better ventilation

• modern façade

**3. The MOST Important Difference: Structural Impact

Renovation = No structural impact

A&A = Some structural impact

Rebuild = Complete structural overhaul

Here’s the breakdown:

4. What BCA Says: When Renovation Becomes A&A

Your project is automatically classified as A&A if you:

A. Add or Remove Structural Walls

This includes:

• knocking down load-bearing walls

• adding new structural beams

• relocating columns

Common scenarios:
Older semi-Ds in Thomson and Serangoon Gardens often have beams in awkward places.
Shifting them = A&A.

B. Extend the House

Any extension, front, side, or rear, counts as A&A.

Examples:

• Terraces in Opera Estate extending kitchens

• Semi-Ds in Sunset Way expanding dining areas

• Corner terraces in Seletar Hills adding side rooms

C. Modify Roof Structure

Changing roof shape, slope, or rafters triggers A&A submissions.

D. Add New Rooms or Bathrooms

Especially when involving plumbing, waterproofing, or structural changes.

E. Alter Window Openings

Enlarging windows or adding new ones affects façade and structural integrity.

F. Create Mezzanines

Mezzanines require careful structural checks to avoid overloading the slab.

5. What Is NOT Allowed Under A&A?

There is a limit to how much you can change.
If you exceed it, the project becomes a rebuild.

Here’s what A&A cannot do:

❌ You cannot demolish more than X% of the structure

Exact percentage is not published, but experienced contractors know that:

If most beams, columns, and slabs are removed, it’s considered a rebuild.

Common mistake:
Homeowners in older areas like Siglap, Bedok South, Pasir Panjang try aggressive A&A that unintentionally crosses rebuild boundaries.

❌ You cannot add full additional floors

A two-storey house cannot become a three-storey house under A&A.

Small attic adjustments are allowed, but not a full extra floor.

❌ You cannot change the entire building envelope

Large roof alterations or major façade removals can reclassify the project.

❌ You cannot exceed URA setback or height control

Especially relevant in:

• Frankel / Opera Estate (strict envelope rules)

• Joo Chiat (conservation influence)

• Binjai Park (slope profiles)

6. Key Regulatory Differences: A&A vs Renovation

A. Approval Requirements

B. Timelines

C. Cost Differences

Renovation: $20k–$200k
A&A: $200k–$600k+

A&A costs more because of:

• engineering fees

• authority submissions

• structural works

• waterproofing

• M&E enhancements

7. Real Examples From Singapore Neighbourhoods

Example 1, Renovation (Thomson Garden Estate)

Young family upgrades:

• flooring

• lighting

• kitchen

• bathrooms

Good structure → renovation was sufficient.

Example 2, A&A (Serangoon Gardens Semi-D)

Owner wanted:

• bigger dining

• new bathroom

• proper helper’s room

• brighter living room

Required wall removal + structural extension → A&A category.

Example 3, A&A (Telok Kurau Terrace)

To improve airflow & lighting:

• added skylight

• reconfigured staircase

• enlarged kitchen

A&A was chosen to avoid full rebuild timeline.

8. How to Decide: Should You Do Renovation or A&A?

Ask yourself these questions:

✔ Is the house more than 25–30 years old?

If yes → A&A likely needed.

✔ Do I want to extend or enlarge existing spaces?

If yes → A&A.

✔ Do I want to change the roof profile or façade significantly?

If yes → A&A.

✔ Do I need more bathrooms or helper’s space?

If structural → A&A.

✔ Is ventilation and lighting an issue?

Terraces in Opera Estate and Telok Kurau almost always require A&A to fix airflow problems.

✔ Is the house structurally compromised?

In older areas like Frankel, Serangoon North, Bedok South, A&A is often the safer option.

Useful Links

To engage a team that handles full A&A compliance and submissions:
🔗 A&A Contractor Singapore

If you’re unsure whether you need A&A or full reconstruction:
🔗 Landed House Rebuild Contractor Singapore
🔗 Renovation, A&A, or Rebuild, Which Should You Choose?

For homeowners planning extensions or space expansion:
🔗 How to Expand Your Landed Home Legally Using A&A Works

For detailed cost breakdowns:
🔗 How Much Does A&A Work Cost in Singapore?

To understand what BCA allows before proposing changes:
🔗 A&A Guidelines for Singapore Landed Homes, What BCA Allows & Doesn’t Allow