What You Must Know Before Tearing Down Your Landed Home

What You Must Know Before Tearing Down Your Landed Home in Singapore

Tearing down a landed house in Singapore, whether it’s an aging terrace in Jalan Tua Kong, a semi-D in Sunset Way, or a bungalow in Caldecott Hill, is a big decision. A demolition marks the start of a major transformation, but it also comes with regulations, costs, neighbour considerations, and structural planning requirements that many homeowners overlook.

Whether you’re a condo upgrader stepping into landed living for the first time, or a long-time homeowner finally rebuilding an old family home, this guide explains everything you must know before demolition begins.

1. When Should You Tear Down Instead of Renovating or Doing A&A?

A teardown is usually the correct choice if the house is:

A. Structurally Old (30–50 years)

Homes in these neighbourhoods often fall into this category:

• Opera Estate / Frankel Estate

• Serangoon Gardens (older terraces)

• Telok Kurau deep plots

• Thomson Ridge / Upper Thomson

• Kew Drive / Bedok South

• Lentor / Yio Chu Kang older terraces

• Seletar Hills Estate

Older homes usually suffer from:

• outdated electrical lines

• corroded plumbing

• low ceilings

• poor ventilation

• spalling concrete

• ageing roof structures

B. Poor Layout That Cannot Be Improved Without Structural Changes

Common in long, narrow terraces (e.g., Telok Kurau, Opera Estate, Serangoon North), where:

• the middle of the house is dark

• ventilation is poor

• kitchen space is small

• staircase blocks airflow

A&A won’t fix these fundamental issues, tearing down is better long-term.

C. You Want to Maximise GFA (Gross Floor Area)

If your plot is located in a:

• 3-storey landed zone (East Coast, Upper Serangoon)

• 2.5-storey mixed landed zone (Thomson, Serangoon Gardens)

• Master Plan growth zone (Lentor, Marine Parade, Siglap, Springleaf)

a rebuild lets you:

• add attic

• add larger floors

• create more bedrooms

• optimise the roof space

• incorporate future lift shaft

D. You Plan to Sell Within the Next Few Years

Rebuilt homes achieve significantly higher resale value, especially when located near MRT lines such as:

• TEL (Lentor, Upper Thomson, Marine Parade, Siglap, Bayshore Future)

• NSL/CCL interchanges (Bishan Park landed belt)

• Beauty World Integrated Transport Hub area

• Pasir Panjang (Greater Southern Waterfront planning zone)

2. Step-by-Step Process Before Tearing Down Your Landed Home

Demolition is not just about knocking walls down. Singapore’s regulations ensure safety, neighbour protection, and proper sequencing.

Here’s what must happen first.

Step 1: Engage an Architect + Structural Engineer

Before anything can be demolished, the following must be in place:

• Architectural concept plan

• Structural assessment

• Approval strategy for URA + BCA

• Submissions timeline

• Neighbour protection planning

This team determines:

• what can be demolished

• what must be retained

• what design heights you can achieve

• how much GFA is legally allowed

• whether attic or basement is possible

Neighbours in areas like Braddell Heights, Binjai Park, Sunset Way, or Pasir Panjang slopes often require tailored protection measures depending on soil condition.

Step 2: Apply for BCA Demolition Permit

BCA evaluates:

• safety risks

• structural method statement

• debris disposal plan

• neighbour protection plan

• Professional Engineer endorsements

Demolition permits are a must even if the house “looks old and easy to tear down.”

Step 3: Neighbour Protection Works (NPW)

Homes sharing party walls (common in Serangoon Gardens, Opera Estate, Kovan, Hillview Gardens) or houses with minimal setback will require NPW.

NPW may include:

• pre-condition surveys

• structural monitoring

• vibration control

• temporary supports

• insurance coverage

NPW is one of the most frequently overlooked costs.

Step 4: Utilities Termination & Temporary Site Setup

Before demolition starts:

• SP electricity termination

• PUB water termination/relocation

• temporary power setup

• site hoarding

• safety signage

• portable toilets

• worker rest area

In dense estates like Joo Chiat, Kembangan, and Thomson, narrow access roads also require traffic coordination for trucks and debris bins.

Step 5: Actual Demolition Begins

Once everything above is approved, demolition proceeds in stages:

1. Remove roof tiles / roofing

2. Strip interior finishes

3. Remove windows & fittings

4. Take down non-load-bearing walls

5. Take down structural elements

6. Demolish foundation

7. Clear debris

8. Level the land

9. Prepare for piling or foundation works

Homes on slopes (e.g., Pasir Panjang, Hillview, Bukit Timah) need careful sequencing to avoid soil collapse.

3. Hidden Costs Homeowners Often Miss Before Demolition

A. Sewer diversion

Common in:

• Siglap

• Frankel

• Bedok South

• Seletar Hills

• Pasir Ris landed pockets

B. Tree protection under NParks rules

Especially for bungalows with mature trees in:

• Binjai Park

• Watten Estate

• Sunset Way

• Holland Grove

C. Scaffolding & access difficulties

Tight roads in Joo Chiat, Opera Estate, Serangoon Gardens can increase machinery and debris removal cost.

D. Soil condition issues

Older neighbourhoods often require soil strengthening before new foundation work begins.

4. Key URA & BCA Guidelines You Must Understand Before Demolition

A. Envelope Control

Your new house must fit into URA’s 2-storey / 2.5-storey / 3-storey envelope.

Homes in Upper Serangoon, Kew Drive, Lucky Heights often fall into 3-storey zones and benefit most from full rebuilds.

B. Attic Restrictions

Height and profile rules determine whether your attic is:

• usable

• partially usable

• considered mezzanine

C. Setback Requirements

Minimum front, rear, and side setbacks determine how much GFA you can achieve.

Corner terraces, especially in Serangoon Gardens, Seletar Hills, Thomson Ridge, often enjoy bigger GFA potential due to side setbacks.

D. Conservation / Special Planning Areas

Certain streets in Katong, Joo Chiat, and Mount Pleasant areas require additional guidelines.

5. Planning Your New House Before Demolition

A. Maximise GFA While Staying Liveable

Rebuilt houses commonly include:

• attic

• roof terrace

• large kitchen

• ensuite bedrooms

• helper’s room

• provision for lift

• full-height windows

Districts where maximising GFA significantly improves value:

• Marine Parade (TEL)

• Springleaf / Lentor

• Siglap

• Serangoon Gardens

• Bishan Park landed belt

• Pasir Panjang (GSW uplift)

B. Improve Ventilation & Natural Light

Especially important for:

• long terraces in Opera Estate

• deep plots in Telok Kurau

• narrow terraces in Upper Serangoon

• older houses in Thomson Ridge

Strategies include:

• light wells

• open staircase

• skylights

• courtyard design

• side windows for corner terraces

C. Plan M&E Properly (A Major Weakness in Old Homes)

Most older landed homes have:

• outdated wiring

• insufficient circuits

• poor ventilation

• rusted pipes

A rebuild lets you design modern systems from scratch.

6. Risks & Mistakes to Avoid Before Demolition

Mistake 1: Starting Demolition Before Full Approval

This can cause delays, fines, or stop-work orders.

Mistake 2: Assuming Old Neighbouring Houses Are Stable

Some neighbouring walls may be fragile, especially in older estates like Siglap, Joo Chiat, Opera Estate.

NPW is essential.

Mistake 3: Not Budgeting for Structural Surprises

Buried pipes, old foundations, and weak soil increase cost.

Mistake 4: Choosing an Inexperienced Contractor

Landed demolition is completely different from condo renovation.
The contractor must be familiar with:

• demolition sequencing

• PE methods

• safety management

• access planning

• debris removal logistics

• NPW compliance

Look for contractors who work regularly in Singapore landed estates.

Useful Links

For homeowners ready to engage a full rebuild team after demolition:
🔗 Landed House Rebuild Contractor Singapore

If you are deciding between A&A and full rebuilding before demolition:
🔗 A&A Contractor Singapore

To understand what happens after teardown:
🔗 Tear Down & Rebuild Singapore

For cost planning before demolition:
🔗 Cost to Rebuild a Landed House in Singapore (2026 Guide)

For common issues that may arise after demolition starts:
🔗 Hidden Costs Homeowners Overlook When Rebuilding

To ensure your new home design is planned correctly after teardown:
🔗 How to Maximise GFA When Rebuilding a Landed Home in Singapore