Cost to Rebuild a Landed House in Singapore (2026 Full Guide)

Cost to Rebuild a Landed House in Singapore (2026 Full Guide)

Rebuilding a landed home has become increasingly popular in Singapore — particularly in older landed estates like Serangoon Gardens, Frankel Avenue, Thomson, Kovan, Opera Estate, and Upper Bukit Timah, where houses built in the 1970s–1990s are reaching the end of their structural lifespan.

Many Singaporeans, including condo upgraders moving from estates such as Bishan, Novena, and Punggol, are choosing to purchase older landed houses and rebuild them entirely to match modern lifestyle expectations:

• Open-concept kitchen

• Larger bedrooms

• Private study/office

• Multi-generational living

• Future-proof design (lift-ready, wider corridors, senior-friendly bathrooms)

This article provides the most detailed and realistic breakdown of the actual cost to rebuild a landed property in Singapore in 2026 — for intermediate terraces, corner terraces, semi-Ds, and bungalows.

1. What Does Rebuilding a Landed Home Really Mean?

A rebuild (also called “reconstruction”) is when you:
✔ Tear down more than 50% of the existing structure,
✔ Build a brand new home from scratch,
✔ Upgrade the foundation, roofing, M&E, façade, layout, and interior.

This is very common in:

• Frankel / Opera Estate → old terrace houses with moisture and roof leakage

• Serangoon Gardens → narrow homes with outdated layouts

• Thomson / Sin Ming → aging semi-Ds from the 80s

• East Coast → low ceilings & poor ventilation

• Bukit Timah → older bungalows needing full structural renewal

A rebuild is often chosen because A&A can only do so much — especially when the structure is old or when you want to increase GFA significantly.

2. How Much Does It Cost to Rebuild a Landed House in Singapore? (2026)

Here are updated cost ranges for 2026:

These estimates apply to common landed estates like:

• District 19: Serangoon Gardens, Kovan, Hougang terraces

• District 15: Katong, Joo Chiat, Telok Kurau, Frankel

• District 20: Thomson / Sin Ming / Windsor Park

• District 21/23: Upper Bukit Timah, Hillview

• District 11: Watten Estate, Bukit Timah bungalows

Condo upgrader insight

Many new landed buyers coming from condos expect a certain level of finishing — meaning carpentry, bathrooms, and flooring often push cost into the mid or upper ranges of the above estimates.

3. Detailed Cost Breakdown (What You’re Actually Paying For)

Let’s break down a typical rebuild of a terrace house in Serangoon Gardens or Frankel:

A. Demolition & Removal $25,000 to $70,000

• Full teardown

• Debris disposal

• Site clearance

Older estates with tight lanes (e.g., Joo Chiat) may cost more due to access constraints.

B. Foundation & Structural Works $200,000 to $600,000+

This is the largest cost component and includes:

• Foundation strengthening (common in older East Coast terraces)

• Columns, beams, slabs

• Attic or 3rd-storey construction

• Basement creation (if applicable)

Terrace houses in Frankel or Opera Estate often require upgrading old foundations due to soil conditions near the coast.

C. Architectural Works $80,000 to $300,000

Includes:

• Walls

• Windows (e.g., full-height glass for natural light)

• Doors

• Façade finishes

Homes in District 10/11 often use higher-end façade materials.

D. M&E Works $100,000 to $200,000

Modern landed homes typically include:

• Full rewiring

• New plumbing

• Aircon trunking (multi-split systems)

• Water heater system

• Smart home provisions

Older houses in Thomson and Bukit Timah usually require full M&E replacement due to outdated systems.

E. Interior Finishing & Carpentry $120,000 to $350,000+

This depends heavily on your lifestyle and expectations.

Condo upgraders often request:

• Open-concept kitchen with island

• Walk-in wardrobe in master bedroom

• High-quality vinyl/timber flooring

• Built-in storage

Suburban houses like those in Kovan or Seletar Hills often require more carpentry to compensate for narrow layouts.

F. External Works — $20,000 to $100,000

Includes car porch, gate, driveway, drainage, and landscaping.

G. Professional Fees — $40,000 to $120,000

This includes:

• Architect

• Structural engineer

• QP submission

• Surveyor

• BCA/URA fees

Properties in URA’s landed envelope control areas (e.g., Caldecott Hill, Binjai Park) may incur additional fees.

4. Standard vs Premium vs Luxury Rebuild Cost

Standard Rebuild: $650k – $1.2M

Suitable for:

• Intermediate terraces (Kovan, Opera Estate, Serangoon Gardens)

• Simple interiors

• Standard tiles and carpentry

Premium Rebuild: $1.2M – $2.5M

Suitable for:

• Larger semi-Ds (Thomson, Upper Bukit Timah)

• Modern façade

• Feature walls

• Designer kitchen

• Better glass systems

Luxury Rebuild: $2.5M – $4M+

Common in:

• Bukit Timah bungalows

• Frankel / East Coast larger plots

Includes:

• Basement

• Pool

• Home lift

• Imported materials

• Hotel-grade bathrooms

• Bespoke carpentry

5. Landed Rebuild Cost Examples by District (REALISTIC LOCAL CONTEXT)

Example 1 Terrace House, Serangoon Gardens

• Full rebuild with attic

• Open-concept kitchen

• New slab and beams (old structure from 1980s)

• Estimated cost: $850k – $1.1M

Example 2 Semi-D, Thomson

• Structural strengthening required

• Larger GFA

• 2-storey + attic

• Estimated cost: $1.2M – $1.6M

Example 3 Bungalow, Bukit Timah (District 10)

• Basement + pool

• Premium façade

• Lift-ready shaft

• Estimated: $3M – $4M+

6. Hidden Costs Most Homeowners Forget

These apply especially in older estates:

1. Soil Investigation (SI Report)

Required if adding more floors or basement.
$3,000–$8,000.

2. Sewer Diversion

Common in old estates like Joo Chiat & Frankel.

3. Party Wall Issues

Terraces in Serangoon Gardens often need party wall strengthening.

4. Neighbour Protection (PPVC)

Tight estates like Opera need additional measures.

5. Temporary power/water

Around $1,000–$3,000.

6. Rising material cost fluctuations

Steel & concrete prices increase yearly.

7. Does Rebuilding Increase Property Value?

YES significantly.

In Singapore, rebuilt landed homes often fetch:

• $300k–$600k higher for terraces

• $600k–$1M higher for semi-Ds

• $1M–$3M+ higher for bungalows

Buyers in Bukit Timah, Thomson, and East Coast pay premiums for new builds because:

• They do not want to deal with A&A

• They want modern layouts

• They prefer high ceilings & open spaces

• They want a fresh 50–100 year building lifespan

8. Budgeting Tips for Homeowners (Especially Condo Upgraders)

✔ Plan at least 10–15% buffer

Unexpected structural issues are common in old landed houses.

✔ Consider long-term family needs

Many condo upgraders want:

• Enclosed store room

• Helper’s room

• Larger wet kitchen

• Multi-gen layout

✔ Avoid overspending on façade

Interior comfort > external look.

9. Final Thoughts

Rebuilding is one of the strongest ways to:

• Increase property value

• Modernise your lifestyle

• Expand usable space

• Future-proof your home

Whether you own a terrace in Serangoon Gardens, a semi-D in Thomson, or a bungalow in Bukit Timah, rebuild costs vary by condition, soil, size, and design complexity.

For a detailed breakdown:
🔗 Landed House Rebuild Contractor Singapore

For A&A alternatives:
🔗 A&A Contractor Singapore