Step-by-Step Guide to Rebuilding a Landed Property in Singapore

Step-by-Step Guide to Rebuilding a Landed Property in Singapore

Rebuilding a landed home in Singapore is a big undertaking, but if done properly, the result is a completely new house that reflects your lifestyle today, larger spaces, brighter interiors, better ventilation, a more efficient layout, and modern M&E systems.

This guide breaks down the real-life rebuild process used in Singapore, especially in districts with older landed homes like Serangoon Gardens, Thomson, Upper Bukit Timah, Frankel, Opera Estate, Kovan, and Watten Estate.

If you’re a condo upgrader who just purchased a 30-year-old terrace or semi-D, this will give you a clear picture of what to expect.

1. Initial Assessment & Site Visit

Before anything is designed, the contractor or architect needs to visit the site. This isn’t just a formality, landed houses in older estates often have quirks that affect feasibility.

What typically gets checked:

• Existing structural condition

• Soil levels and drainage (especially for East Coast terraces)

• Width of access road (affects demolition trucks)

• Existing sewer line location

• Height of neighbouring properties

• Whether the house sits on sloped land (common in Upper Bukit Timah / Hillview)

This stage helps determine whether the project leans toward a straightforward rebuild or requires additional engineering, such as piling or retaining walls.

2. Understanding What You Want (Lifestyle Planning)

Rebuilding isn’t just about removing the old house, it’s about designing a new one that suits your life for the next 20–30 years.

Many homeowners upgrading from condos often request:

• A proper dry + wet kitchen

• A larger master suite with walk-in wardrobe

• More storage

• A helper’s room with proper ventilation

• Home office or study room

• Multi-gen layout for aging parents

• Enclosed air-conditioned dining

Families in Serangoon Gardens or Thomson tend to prefer open, connected family spaces, while East Coast owners often ask for larger balconies to catch sea breeze.

3. Concept Design Stage

This is where the architect starts sketching possible layouts.

Typical decisions made here:

• How many storeys?

• Is an attic allowed?

• Do you want a lift?

• Open-concept living or zoned spaces?

• Where should the staircase go?

• Should the façade be modern, minimalist, or tropical?

Common Singapore constraints also apply, such as:

• URA envelope control guidelines

• Building height limits

• Rear/side setback requirements

• Balcony and roof guidelines (especially in 3-storey zones)

In landed clusters like Opera Estate or Frankel, light wells and skylights are frequently proposed because many terraces have limited side windows.

4. Detailed Design & Cost Estimation

Once the concept is confirmed, architects produce detailed floor plans, 3D renders, and material proposals. The builder then prepares a more accurate cost estimate.

This stage includes selecting:

• Tile types

• Window systems (sliding vs. casement vs. full-height glass)

• Carpentry finishes

• Kitchen layout

• Toilet fittings

• Façade materials

Condo upgraders often underestimate how much detail goes into landed construction. Unlike condos, where layouts are predetermined, every little decision affects cost and timeline.

5. Authority Submissions (URA, BCA, SCDF, PUB)

This is the paperwork stage, but it’s critical.

A full rebuild requires approval from:

• URA – planning & envelope controls

• BCA – structural design, demolition approval

• PUB – drainage & sewer line considerations

• SCDF – fire safety, especially for semi-Ds and bungalows

• NParks – if mature trees are on site

Submission timelines vary but typically require 3–6 months.

Homes in places like Bukit Timah or Thomson that fall under special planning areas may take slightly longer due to additional scrutiny.

6. Demolition Works

When approval is granted, demolition begins.

Typical steps:

• Disconnect utilities (water, gas, electricity)

• Erect hoarding and safety barriers

• Remove roof, windows, internal partitions

• Tear down structural elements

• Clear debris with trucks

Terraces in tight lanes like Joo Chiat, Telok Kurau, or Serangoon Gardens sometimes need smaller trucks or more trips, which affects time and cost.

Demolition usually takes 2–4 weeks.

7. Foundation & Structural Works (Most Important Stage)

This is where your new home takes shape, literally.

Structural works include:

• Foundation excavation

• Piling (if needed; common in East Coast or soft soil areas)

• Installing rebar, formwork, concrete

• Building beams, columns, floor slabs

• Staircase structure

• Attic floor construction

• Roof slab or pitched roof structure

If you’re adding an attic (popular in Thomson and Serangoon Gardens), the engineer will design heavier structural elements to support it.

Typical timeline: 4–6 months.

8. Brickwork, Roofing & External Shape

Once the skeleton is built, brick walls and façade elements go up.

This is when your house finally starts to look like a house.

Façade materials selected earlier, such as timber cladding, stone tiles, or aluminium, are installed later during finishing.

9. Mechanical & Electrical Works (M&E)

This stage involves:

• Full electrical rewiring

• Aircon piping (multi-split systems are standard)

• Plumbing & sanitary pipes

• Hot water system planning

• Smart home conduits

• Gas piping (if applicable)

Older landed houses often have outdated plumbing layouts, so condo upgraders appreciate having a fresh, properly designed system.

M&E takes about 2–3 months, overlapping with other works.

10. Window Installation, Waterproofing, Flooring

These stages matter for long-term comfort:

✔ Waterproofing
Especially in bathrooms, balconies, and roof areas.
Terraces in the East Coast region often require enhanced waterproofing because of wind-driven rain.

✔ Windows
Many homeowners now prefer large glass openings to bring in more light, particularly for terrace houses in Serangoon Gardens and Kovan where natural light is limited.

✔ Flooring
Tiles, vinyl, engineered wood, or marble depending on your design direction.

11. Carpentry, Kitchen, Toilets & Interior Completion

This is where the home starts to feel like yours.

Carpentry includes:

• Kitchen cabinets

• Wardrobes

• TV console

• Shoe cabinets

• Study desks

• Storage spaces

Singapore homes almost always need more storage than initially planned, especially for families upgrading from condos.

Toilet fittings are also installed here, including sanitary ware, glass shower screens, and lighting.

12. Façade Finishing, Painting & External Works

Front façade finishing (tile cladding, paint, glass railings) happens toward the end.

External works include:

• Car porch

• Sliding gate

• Landscaping

• Boundary walls

• Driveway tiling

• Drainage upgrades

Houses in flood-prone parts of the East Coast sometimes need special drainage considerations.

13. Final Inspection & Handover

Before handover, the contractor conducts:

• A full defects check

• Touch-ups

• Painting adjustments

• Waterproofing tests

• Electrical and plumbing testing

You also walk the house with the builder to ensure everything meets expectations.

14. Total Rebuild Timeline

On average:

Bungalows and houses with basements can take longer.

15. Tips for a Smooth Rebuild (Real Advice from Singapore Homeowners)

1. Don’t rush the design stage
Fixing layout mistakes later is expensive.

2. Avoid overcomplicating the façade
Good architecture is clean and timeless.
Focus on natural ventilation and light instead.

3. Plan storage early
Most condo upgraders underestimate how much they accumulate.

4. Keep a 10–15% buffer
Older landed homes often reveal surprises during demolition.

5. Choose a builder who specialises in landed rebuilds
Not all renovation contractors understand the depth of structural work required.

16. Useful Links

• 🔗 Landed House Rebuild Contractor Singapore

• 🔗 Tear Down & Rebuild Singapore

• 🔗 Rebuild vs A&A

• 🔗 A&A Contractor Singapore